HomeMy WebLinkAbout2018-03-27; City Council; ; A Major Review Permit and Coastal Development Permit for 1) the removal of an existing retail use; 2) the construction of a 25,253 square foot, four-story, mixed-use builCA Review cvt--,,
~ CITY COUNCIL .
~ Staff Report
Meeting Date:
To:
From:
Staff Contact:
Subject:
Project Name:
Project No.:
March 27, 2018
Mayor and City Council
Kevin Crawford, City Manager
Shannon Harker, Associate Planner
shannon.harker@carlsbadca.gov or 760-602-4621
A Major Review Permit and Coastal Development Permit for 1) the
removal of an existing retail use; 2) the construction of a 25,253 square
foot, four-story, mixed-use building consisting of a subterranean parking
garage, ground floor retail, commercial office space and five residential
apartments located at 2995 State Street; and 3) a request to participate
in the Parking In-Lieu Fee Program.
Carlsbad Village Center
RP 16-13/CDP 16-35 (DEV16040)
Recommended Action
That the City Council hold a continued public hearing and adopt a Resolution approving Major
Review Permit No. RP 16-13 and Coastal Development Permit No. CDP 16-35 for 1) the removal
of an existing retail use; 2) the construction of a 25,253 square foot, four-story, mixed-use
building consisting of a subterranean parking garage, ground floor retail, commercial office
space and five residential apartments; and adopt a Resolution approving a request to
participate in the Parking In-Lieu Fee Program for 13 commercial parking spaces.
Executive Summary
The Carlsbad Village Center project was considered by the City Council on February 13, 2018.
No action was taken due to a tie vote (K. Blackburn, C. Schumacher-No; M. Hall-Absent). To
resolve the tie vote and provide the applicant with an opportunity to revise the project and
return to the City Council for reconsideration, the City Council continued the public hearing to
March 27, 2018. Please see Exhibit Nos. 4, 5 and 8 for the City Council staff report, the Action
Agenda and the original renderings and site plan presented to the City Council on February 13,
2018.
Councilmember C. Schumacher indicated she could not support the project due to
incompatibility with the Village Master Plan Design Guidelines. Councilmember Blackburn had
concerns about the visual impacts of the building as viewed from the west and the southeast
corner and indicated he could not support the project as currently designed. Councilmember
Blackburn recommended the applicant revise the design to address his comments and return to
the City Council for further consideration. The applicant has revised the project in response to
the City Council's concerns.
March 27, 2018 Item #8 Page 1 of 56
The revised project, attached as Exhibit 9, includes the following changes:
• Reduction in the size of the building from 25,631 to 25,253 square feet. The ground
floor retail area has been reduced in size to increase the area of the setback of the
ground floor at the corner of Carlsbad Village Drive and State Street from 76 square feet
to 500 square feet, exclusive of the public right-of-way (i.e., sidewalk). The reduction in
the retail area allows for the corner to be utilized as a plaza with street furnishings and
planters and/or an outdoor dining area. While the second and third floors project over
a portion of the plaza, a total of 366 square feet is unobstructed from the ground to the
sky.
• -Addition of an awning and spandrel glass storefront window at the southwest corner of
the building to provide further architectural interest.
• Addition of a gabled roof feature at the southwest corner to break up the mass of the
building.
• Reduction in the requested number of parking in-lieu fees from 17 to 13. This change
accounts for the reduction in the retail area at the corner, as well as an error made in
the calculation of the required parking for the professional office area on the second
floor.
Discussion
Staff's position is that the changes proposed by the applicant (Exhibit 9) address the City
Council's concerns and the project meets all applicable standards and design guidelines. The
500-square foot ground floor setback area at the corner of Carlsbad Village Drive and State
Street will activate the corner as it allows for the addition of a plaza or outdoor dining area.
The changes made to the southwest corner of the building, which include the addition of an
awning, spandrel glass and removal of the horizontal siding, provide architectural continuity at
the ground floor and enhance the aesthetics of the building traveling west to east on Carlsbad
Village Drive.
See Exhibit 7 for additional correspondence received from the public since the February 13,
2018 City Council hearing. The correspondence received continues to focus on the scale and
height of the project and the negative impact the project may have on the character in the
Village.
Fiscal Analysis
All required improvements needed to serve this project will be funded and/or constructed by
the developer.
Next Steps
City Council's action on this item is final. The developer/property owner will be required to
enter into a Parking In-Lieu Fee Agreement to pay the established parking in-lieu fee for 13
commercial parking spaces ($11,240 for each parking space) to fully satisfy the parking
requirements pursuant to the Village Master Plan.
March 27, 2018 Item #8 Page 2 of 56
Environmental Evaluation (CEQA)
The project is exempt from the requirements of the California Environmental Quality Act
(CEQA) pursuant to Section 15332 (In-fill Development Projects).
Climate Action Plan (CAP) Consistency
The mixed-use project is not subject to Climate Action Plan measures because the project is
below the screening threshold of 900 MTC02e; therefore, the project is not subject to the
Climate Action Plan (Section 5.3).
Public Notification
The project was originally considered by the City Council on February 13, 2018 at which time
public notification of this item was provided by mailings, and public hearing notices were
posted in the newspaper and on the city website. The City Council took no action and directed
the project applicant to return on March 27, 2018.
Exhibits
1. City Council Resolution
2. City Council Resolution approving a Parking In-Lieu Fee Agreement
3. Location Map
4. City Council Staff Report dated February 13, 2018, excluding attachments
5. City Council Action Agenda dated February 13, 2018
6. Planning Commission Resolution No. 7276
7. Correspondence received from the public since February 13, 2018
8. Existing project renderings and site plan
9. Proposed project renderings and site plan
March 27, 2018 Item #8 Page 3 of 56
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD,
CALIFORNIA, APPROVING A MAJOR REVIEW PERMIT AND COASTAL
DEVELOPMENT PERMIT FOR 1} THE REMOVAL OF AN EXISTING RETAIL USE;
AND 2} THE CONSTRUCTION OF A 25,253 SQUARE FOOT, FOUR-STORY,
MIXED-USE BUILDING CONSISTING OF A SUBTERRANEAN PARKING
GARAGE, GROUND FLOOR RETAIL, COMMERCIAL OFFICE SPACE AND FIVE
(5} RESIDENTIAL APARTMENTS LOCATED AT 2995 STATE STREET IN LAND
USE DISTRICT 1 OF THE VILLAGE REVIEW ZONE, THE VILLAGE SEGMENT OF
THE LOCAL COASTAL PROGRAM AND WITHIN LOCAL FACILITIES
MANAGEMENT ZONE 1.
CASE NAME: CARLSBAD VILLAGE CENTER
CASE NO.: RP -16-13/CDP 16-35 (DEV16040)
WHEREAS, the City Council of the City of Carlsbad, California has determined that pursuant to
the provisions of the Municipal Code, the Planning Commission did, on December 6, 2017, hold a duly
noticed public hearing as prescribed by law to consider Major Review Permit No. RP 16-13 and Coastal
Development Permit No. 16-35, as referenced in Planning Commission Resolution No. 7276; and the
Planning Commission adopted Planning Commission Resolution No. 7276 recommending to the City
Council that it be approved; and
WHEREAS the City Council of the City of Carlsbad did, on February 13, 2018, hold a duly noticed
public hearing to consider said Major Review Permit and Coastal Development Permit; and
WHEREAS, on February 13, 2018, no action was taken by the City Council on said Major Review
Permit and Coastal Development Permit due to a tie vote; and
WHEREAS, to resolve the tie vote and provide the applicant with an opportunity to revise the
project and return to the City Council for reconsideration, the City Council continued the public hearing
to March 27, 2018; and
WHEREAS the City Council of the City of Carlsbad, held a continued public hearing, on March
27, 2018, to consider revisions to said Major Review Permit and Coastal Development Permit; and
WHEREAS, at said continued 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 Major Review Permit and Coastal Development 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.
EXHIBIT 1
March 27, 2018 Item #8 Page 4 of 56
2. That the recommendation of the Planning Commission for the approval of Major Review
Permit No. 16-13 and Coastal Development Permit No. 16-35, is approved, and that, with exception to
Condition No. 17 which is modified to change the required number of parking in-lieu fees from 17 to
13 and Condition No. 20, which has been deleted, the findings and conditions of the Planning
Commission contained in Planning Commission Resolution No. 7276 on file with the City Clerk and
incorporated herein by reference, are the findings and conditions of the City Council.
3. That the City Council approves the revised renderings and authorizes the City Planner
to require the Developer to make all corrections and modifications to Exhibits "A" -"S" for Major
Review Permit RP 16-13 and Coastal Development Permit CDP 16-35, as necessary, to reflect the
changes proposed in the revised renderings presented to the City Council on March 27, 2018.
4. This action is final the date this resolution is adopted by the City Council. The Provisions
of Chapter 1.16 of the Carlsbad Municipal Code, "Time Limits for Judicial Review" shall apply:
PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City of Carlsbad on
the_ day of ____ , 2018, by the following vote, to wit:
AYES:
NOES:
ABSENT:
MATI HALL, Mayor
BARBARA ENGLESON, City Clerk
(SEAL)
March 27, 2018 Item #8 Page 5 of 56
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD,
CALIFORNIA, APPROVING A PARKING IN-LIEU FEE PROGRAM
PARTICIPATION AGREEMENT BETWEEN THE CITY OF CARLSBAD AND
LEOR LAKRITZ, PROPERTY OWNER, FOR THE PROJECT KNOWN AS
CARLSBAD VILLAGE CENTER LOCATED AT 2995 STATE STREET IN LAND USE
DISTRICT 1 OF THE VILLAGE REVIEW ZONE AND WITHIN LOCAL
FACILITIES MANAGEMENT ZONE 1.
CASE NAME: CARLSBAD VILLAGE CENTER
CASE NO.: RP 16-13/CDP 16-35 (DEV16040)
The City Council of the City of Carlsbad, California, does hereby resolve as follows:
EXHIBIT 2
WHEREAS, as a condition of approval of Major Review Permit No. 16-13 and Coastal
Development Permit No. 16-35 (Planning Commission Resolution No. 7276), the Property Owner is
required to enter into an agreement with the City to allow the Property Owner to participate in the
Village Parking In-Lieu Fee Program to satisfy a portion of the on-site commercial parking requirements
for the subject project; and
WHEREAS, the Property Owner has agreed, by acceptance of the conditions of said approval, to
pay the established Parking In-Lieu Fee for a total of 13 commercial parking spaces to satisfy a portion
of the on-site commercial parking requirements for the project located at 2995 State Street within Land
Use District 1 of the Village Review Zone; and
WHEREAS, the City Council finds that the subject property and project has qualified to
participate in the Village Parking In-Lieu Fee Program and participation in the program will satisfy a
portion of the required commercial parking spaces for the subject project on the noted property at
2995 State Street; and
WHEREAS, the Planning Commission on December 6, 2017, determined that the proposed
project is consistent with the goals and objectives of the Village Master Plan and Design Manual and
recommended approval to the City Council; and
WHEREAS, the City Council on March 27, 2018, determined that the proposed project is
consistent with the goals and objectives of the Village Master Plan and Design Manual; and
WHEREAS, the City Council has previously determined that there is adequate public parking
available within the Village Area to accommodate the subject project's commercial parking demands
and that the average utilization rate for all public parking lots according to the most recent parking
study is below the full utilization rate of 85 percent; and
March 27, 2018 Item #8 Page 6 of 56
WHEREAS, the Parking In-Lieu Fee Program is in full force and effect as of the date of this Parking
In-Lieu Fee Participation Agreement.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Carlsbad, California, as
follows:
1. That the foregoing recitations are true and correct.
2. That the City Council hereby approves the Village Parking In-Lieu Fee Participation
Agreement (Attachment A) between the City, and Lear Lakritz, Property Owner of the project known
as Carlsbad Village Center which is located at 2995 State Street, in Land Use District 1 of the Village
Review Zone of the City of Carlsbad.
3. That the Mayor of the City of Carlsbad is hereby authorized to execute said Agreement,
and the City Clerk is requested to forward the executed Agreement to the County Recorder for
recordation against the subject property.
PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City of
Carlsbad on the day of , 2018, by the following vote, to wit:
AYES:
NOES:
ABSENT:
MATT HALL, Mayor
BARBARA ENGLESON, City Clerk
(SEAL)
March 27, 2018 Item #8 Page 7 of 56
RECORDING REQUESTED BY AND)
WHEN RECORDED MAIL TO: )
City Clerk
CITY OF CARLSBAD
1200 Carlsbad Village Drive
Carlsbad, California 92008-1989
)
)
)
)
)
Space above this line for Recorder's use
Assessor's Parcel Number APN 203-293-06-00
~~~~~~~~~~~~~
Project Number and Name RP 16-13/CDP 16-35 (DEV16040) -
CITY OF CARLSBAD
PARKING IN-LIEU FEE PROGRAM
PARTICIPATION AGREEMENT
Carlsbad Village Center
d)S PARTICIPATION AGREEMENT ("Agreement") is entered into this J't day of mrJR . , 2018, by and between the CITY OF CARLSBAD, a municipal corporation of
the State of California ("City"), and Leor Lakritz, ("Program Participant"), is made with reference
to the following:
RECITALS
A. Program Participant is the owner of certain real property located at 2995 State
Street (APN: 203-293-06-00) in the City of Carlsbad, County of San Diego, State of California,
described in "Exhibit A", attached hereto and incorporated herein by this reference, and is
proposing a project which requires a Major Review Permit (RP 16-13) and Coastal
Development Permit (CDP 16-35), which provides conditional approval for the construction of a
four-story mixed-use building and participation in the Parking In-Lieu Fee Program for 13 parking
spaces to satisfy a portion of the on-site commercial parking requirement ("Project").
B. Condition No. 17 of Planning Commission Resolution No. 7276 states that this
Parking In-Lieu Fee Program Participation Agreement shall be entered into between the City and
the Program Participant following approval of Major Review Permit No. 16-13 and Coastal
Development Permit No. 16-35 for the Project, and provides that the Program Participant pay a
Parking In-Lieu Fee for a total of 17 parking spaces.
C. City Council approved a modification in the number of Parking In-Lieu fees
from 17 to 13 on March 27, 2018.
The Program Participant shall pay the approved Parking In-Lieu Fee (per parking space)
in effect following approval of Major Review Permit No. 16-13 and Coastal Development
1 CA 11/5/2014 March 27, 2018 Item #8 Page 8 of 56
APN: 203-293-06-00
Project Number and Name: RP 16-13/CDP 16-35 (DEV16040)-CARLSBAD VILLAGE CENTER
Permit No. 16-35 to satisfy a portion of the commercial parking requirement for the Project
according to the requirements set forth in this Agreement.
NOW, THEREFORE, incorporating the foregoing Recitals and in consideration of the
mutual covenants contained herein, the parties agree as follows:
1. THE RECITALS ARE TRUE AND CORRECT.
2. A PORTION OF ON-SITE PARKING REQUIREMENTS WILL BE SATISFIED
THROUGH THE PAYMENT OF A PARKING IN-LIEU FEE.
(a) Performance under this Agreement satisfies the Program Participant's
obligation for providing 13 on-site parking spaces for the Project covered by Major Review Permit
No. 16-13 and Coastal Development Permit No. 16-35 by reason of City Council approval
of Major Review Permit No. 16-13 and Coastal Development Permit No. 16-35, as modified,
on March 27, 2018.
(b) The Program Participant shall pay the Parking In-Lieu Fee for a total of 13
parking spaces as established by the City Council. The fee shall be paid following approval for
the subject project and prior to issuance of a building permit. The fee shall be the sum total of
the fee per parking space needed to satisfy the Project's parking requirement.
(c) The Program Participant shall have no right to designated parking spaces
within the public parking lots located within the Village Review zone, or at any other location within
the City of Carlsbad, nor shall the Program Participant have exclusive use of any public parking
space. Through participation in the subject Parking In-Lieu Fee Program, the Program Participant
agrees to assist the City of Carlsbad in funding the provision of existing, and/or the provision of
new, off-street public parking spaces within the Village Area of the City of Carlsbad. The City
Council has approved Major Review Permit No. 16-13 and Coastal Development Permit No.
16-35 conditioned upon the Program Participant's payment of a Parking In-Lieu Fee for a total of
13 parking spaces.
3. REMEDIES
Failure by the Program Participant to perform in accordance with this Agreement
will constitute failure to satisfy the requirements of Chapter 21.35 of the Carlsbad Municipal Code,
the Village Master Plan and Design Manual, and Condition No. 17 of Planning Commission
Resolution No. 7276, as modified pursuant to City Council Resolution on March 27, 2018.
Such failure will allow the City to exercise any and all remedies available to it including but not
limited to withholding the issuance of building permits for the Project.
4. HOLD HARMLESS
Program Participant will indemnify and hold harmless (without limit as to amount)
the City of Carlsbad and its elected officials, officers, employees and agents in their official
capacity (hereinafter collectively referred to as "lndemnitees"), and any of them, from and against
all loss, all risk of loss and all damage, including attorneys' fees and expenses, sustained or
incurred because of or by reason of any and all claims, demands, suits, or actions obtained,
allegedly caused by, arising out of or relating in any manner to Program Participant's actions or
defaults pursuant to this Agreement, and shall protect and defend lndemnitees, and any of them
with respect thereto.
2 CA 11/5/2014 March 27, 2018 Item #8 Page 9 of 56
APN: 203-293-06-00
Project Number and Name: RP 16-13/CDP 16-35 (DEV16040)-CARLS8AD VILLAGE CENTER
5. NOTICES
All notices required pursuant to this Agreement shall be in writing and may be given
by personal delivery or by registered or certified mail, return receipt requested to the party to
receive such notice at the address set forth below:
TO THE CITY:
Community & Economic Development Department
Planning Division
Attn: City Planner
1635 Faraday Avenue
Carlsbad, California 92008
TO THE PROGRAM PARTICIPANT:
Leor Lakritz
8502 East Chapman Avenue, #614
Orange, CA 92869
Any party may change the address to which notices are to be sent by notifying the other parties
of the new address, in the manner set forth above.
6. ENTIRE AGREEMENT
This Agreement constitutes the entire agreement between the parties and no modification hereof
shall be binding unless reduced to writing and signed by the parties hereto.
7. DURATION OF AGREEMENT
Except for the provisions of Paragraph 4, which shall survive the term of this
Agreement, upon payment of the parking in-lieu fee for the 13 parking spaces for the Project, the
Program Participant shall have no further obligations under this Agreement.
8. SUCCESSORS
This Agreement shall benefit and bind the Program Participant and any successive
owners of the Project as described in Exhibit A to this Agreement.
9. JURISDICTION
Program Participant agrees and hereby stipulates that the proper venue and
jurisdiction for any resolution of disputes between the parties arising out of this Agreement is San
Diego County, California.
10. SEVERABILITY
In the event any provision contained in this Agreement is to be held invalid, void
or unenforceable by any court of competent jurisdiction, the remaining provisions of this
Agreement shall nevertheless, be and remain in full force and effect.
IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be signed
as of the day and year first above written.
3 CA 11/5/2014 March 27, 2018 Item #8 Page 10 of 56
APN: 203-293-06-00
Project Number and Name: RP 16-13/CDP 16-35 (DEV16040) -CARLSBAD VILLAGE CENTER
EXHIBIT A
Address: 2995 State Street
Assessor Parcel No.: 203-293-06-00
LEGAL DESCRIPTION OF PROPERTY
That certain parcel of Land identified as "PARCEL A" Exhibit
B of Certificate of Compliance No. COC 2017-0008 recorded
November 28, 2017 as Instrument No. 2017-0550018 of Official
Records, said land being further described as follows:
Lots 1, 2, and 3 in Block "I" in the City of Carlsbad, County of
San Diego, State of California, according to Map thereof No.
535, filed in the Office of the County Recorder of San Diego
County, May 2, 1888.
5 CA 11/5/2014 March 27, 2018 Item #8 Page 12 of 56
SITE MAP
• N
NOT TO SCALE
Carlsbad Village Center
RP 16-13 I CDP 16-35
EXHIBIT 3
March 27, 2018 Item #8 Page 14 of 56
Discussion
The 0.17-acre site (2995 State Street, APN 203-293-06-00) is located on the northwest corner of
State Street and Carlsbad Village Drive. The State Street alley, which provides vehicular access
to the site, borders the property to the west. The site is currently developed with a retail use,
the Choice Superfood Bar & Juicery.
To address concerns received as a result of the Early Public Notice as well as input from staff,
the design and massing of the proposed four-story, mixed-use building was revised prior to the
Planning Commission hearing. The redesign improves the compatibility with the adjacent two-
story building to the north and softens the massing of the building as viewed from State Street
and Carlsbad Village Drive. Specifically, the building setbacks for the second, third and fourth
floors were increased to reduce the mass and scale of the project and to create additional
opportunities for patios. The fourth floor steps back significantly further from the second and
third floors and features articulated gable roofs and Craftsman-style detailing. The introduction
of varied wall surface planes creates a further reduction in building mass when viewed from the
pedestrian level.
In addition, the architectural materials were updated from predominantly stucco and
composite horizontal siding to a brick fa~ade, which is more complementary to materials
utilized in the building to the north. The ground floor retail area was updated to include a
darker brick base, while the upper levels utilize a lighter brick with accent bands. Decorative
trusses enhance the exterior and roof line profile, as well as the retail level entries. To enhance
the entrance to the residential and office lobby, a {'green" screen wall with landscaping is also
proposed at the northwest corner of the site. Retail shops fronting Carlsbad Village Drive and
State Street are proposed to be highlighted with vintage signage and varied canopies.
The project meets or exceeds all of the development standards for Land Use District 1,
including density, setbacks, building height, building coverage, and open space. No variances or
standards modifications are requested. In addition, no architectural height projections are
proposed. Staff's full analysis of compatibility with the General Plan and the Village Master
Plan and Design Manual is contained in the attached Planning Commission Staff Report dated
December 6, 2017.
At the Planning Commission hearing, several members of the public spoke in opposition to the
project. A majority of the concerns focused on the proposed 45-foot height, the architectural
design of the four-story mixed use building and the resulting impact it would have on the
character of the Village. Concerns were also raised regarding the applicant's proposal to
participate in the Parking In-Lieu Fee Program for 17 commercial parking spaces, as well as
traffic and the lack of parking in the Village.
Three members of the public spoke in favor of the project, generally indicating that it was a
well-designed mixed-use project which would contribute towards the revitalization of the
Village.
The Planning Commission discussed the design and recognized the efforts the applicant made
to reduce the massing of the building through various design elements and significant steps in
February 13, 2018 Item #9 Page 2 of 138 March 27, 2018 Item #8 Page 16 of 56
the building, beyond what is currently required in the Village Master Plan. Commissioner
Anderson expressed concern regarding parking and felt the stress on parking may lead to the
need for parking meters, permits or a parking structure. Commissioner Montgomery had
concerns regarding the mix of office and residential uses on the second floor and the potential
for incompatibility. Chairperson Segall was supportive of the design and subterranean parking
and indicated that the mixed-use project is a good example for smart growth. Commissioner
Goyarts liked the architecture, mixed-use and the inclusion of long-term rentals; however, he
could not support the project given the public comments regarding four-story buildings in the
Village and their impacts on the existing quaint character.
The Planning Commission adopted Resolution No. 7276 (Exhibit 4), which included a condition
prohibiting short-term vacation rentals in the apartment units. City staff proposes the deletion
of the condition as short-term vacation rentals are permitted by right in the coastal zone. The
City Council Resolution, included as Exhibit 1, recommends the deletion of the condition.
A significant amount of correspondence has been received throughout the discretionary permit
process. Please see attached Exhibit 7 for reference.
Fiscal Analysis
All required improvements needed to serve this project will be funded and/or constructed by
the developer.
Next Steps
City Council's action on this item is final. The developer/property owner will be required to
enter into a Parking In-Lieu Fee Agreement to pay the established parking in-lieu fee for 17
commercial parking spaces ($11,240 for each parking space) to fully satisfy the parking
requirements pursuant to the Village Master Plan.
Environmental Evaluation {CEQA)
The project is exempt from the requirements of the California Environmental Quality Act
(CEQA) pursuant to Section 15332 (In-fill Development Projects).
Climate Action Plan {CAP) Consistency
The mixed use project is not subject to Climate Action Plan measures because the project is
below the screening threshold of 900 MTC02e; therefore, the project is not subject to the
Climate Action Plan (Section 5.3).
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.
February 13, 2018 Item #9 Page 3 of 138 March 27, 2018 Item #8 Page 17 of 56
Exhibits
1. City Council Resolution
2. City Council Resolution approving a Parking In-Lieu Fee Agreement
3. Location Map
4. Planning Commission Resolution No. 7276
5. Planning Commission Staff Report dated December 6, 2017 (without Planning Commission
Resolution)
6. Planning Commission minutes dated December 6, 2017
7. Correspondence received from the public
February 13, 2018 Item #9 Page 4 of 138 March 27, 2018 Item #8 Page 18 of 56
EXHIBIT 5
PUBLIC HEARINGS:
9. Carlsbad Village Center -Adoption of a resolution approving a major review permit and
coastal development permit for: 1) the removal of an existing retail use; and 2) the
construction of a 25,631 square foot, four-story, mixed-use building consisting of a
subterranean parking garage, ground floor retail, commercial office space and five (5)
residential apartments located at 2995 State Street in Land Use District 1 of the Village Review
Zone, the village segment of the Local Coastal Program and within Local Facilities
Management Zone 1. Case Name: Carlsbad Village Center; Case No.: RP 16-13/CDP 16-35
(DEV16040); and
Adoption of a resolution approving a Parking In-Lieu Fee Program Participation Agreement
between the City Council and Lear Lakritz, property owner, for the project known as Carlsbad
Village Center located at 2995 State Street in Land Use District 1 of the Village Review Zone
and within Local Facilities Management Zone 1. Case Name: Carlsbad Village Center; Case
No.: RP 16-13/CDP 16-35 (DEV16040) (Staff contact: Shannon Harker, Community &
Economic Development)
City Manager's Recommendation: Take public input, close the public hearing and adopt the
resolutions.
ACTION: No action was taken due to tie vote. Item will be heard at the regular meeting of
March 27. -2/2/1 (K. Blackburn, C. Schumacher -No; M. Hall -Absent)
DEPARTMENTAL AND CITY MANAGER REPORTS:
10. SANDAG PRESENTATION ON POINSETIIA STATION IMPROVEMENTS PROJECT -Receive a
presentation from SANDAG regarding the Poinsettia Station Improvements Project, which is
designed to enhance pedestrian safety, reduce train delays, and upgrade station amenities.
(Staff contact: Jason Haber, City Manager Department)
City Manager's Recommendation: Receive the presentation.
ACTION: Received the presentation.
11. PARKS & RECREATION DEPARTMENT OPEN PLAY FEES REPORT -Accept the Parks &
Recreation Department open play fee report as presented by staff. (Staff contact: Mick
Calarco, Parks & Recreation)
City Manager's Recommendation: By minute motion, accept the report.
ACTION: Accepted the report.
PUBLIC COMMENT: Continuation of the Public Comments
This portion of the agenda is set aside for continuation of public comments, if necessary, due to
exceeding the total time allotted in the first public comments section.
When you are called to speak, please come forward to the podium and state your name. The
remainder of the categories are for reporting purposes. In conformance with the Brown Act, no
public testimony and no Council action can occur on these items.
February 13, 2018 Page4
March 27, 2018 Item #8 Page 19 of 56
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EXHIBIT 6
PLANNING COMMISSION RESOLUTION NO. 7276
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A MAJOR
REVIEW PERMIT AND COASTAL DEVELOPMENT PERMIT TO ALLOW FOR
1) THE REMOVAL OF EXISTING STORAGE CONTAINERS; 2) THE
CONSTRUCTION OF A 25,631 SQUARE FOOT, FOUR-STORY, MIXED-USE
BUILDING CONSISTING OF A SUBTERRANEAN PARKING GARAGE,
GROUND FLOOR RETAIL, COMMERCIAL OFFICE SPACE AND FIVE (5)
RESIDENTIAL APARTMENTS; AND 3) THE PURCHASE OF 17 PARKING IN-
LIEU FEES. THE 0.17-ACRE PROPERTY IS ADDRESSED AS 2995 STATE
STREET AND IS LOCATED ON THE NORTHWEST CORNER OF STATE STREET
AND CARLSBAD VILLAGE DRIVE, IN LAND USE DISTRICT 1 OF THE VILLAGE
REVIEW ZONE, THE VILLAGE SEGMENT OF THE LOCAL COASTAL
PROGRAM, AND WITHIN LOCAL FACILITIES MANAGEMENT ZONE 1.
CASE NAME: CARLSBAD VILLAGE CENTER
CASE NO.: RP 16-13/CDP 16-35 (DEV16040)
10 WHEREAS, Leor Lakritz, "Owner/Applicant," has filed a verified application with the City
11 of Carlsbad regarding property described as
12 Lots 1, 2, and 3 in Block "I" in the City of Carlsbad, County of San Diego,
State of California, according to Map thereof No. 535, filed in the Office
13 of the County Recorder of San Diego County, May 2, 1888
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("the Property"); and
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WHEREAS, said verified application constitutes a request for a Major Review Permit and
17 Coastal Development Permit as shown on Exhibit(s) "A" -"S" dated December 6, 2017, on file in the
18 Planning Division RP 16-13/CDP 16-35 -CARLSBAD VILLAGE CENTER, as provided by Chapters 21.35 and
19 20.12 of the Carlsbad Municipal Code; and
20 WHEREAS, the Planning Commission did, on December 6, 2017, hold a duly noticed public
21 hearing as prescribed by law to consider said request; and
22 WHEREAS, at said public hearing, upon hearing and considering all testimony and
23 arguments, if any, of persons desiring to be heard, said Commission considered all factors relating to the
24 Major Review Permit and Coastal Development Permit.
25 NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of
26 Carlsbad as follows:
27 A) That the foregoing recitations are true and correct.
28 March 27, 2018 Item #8 Page 20 of 56
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B)
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That based on the evidence presented at the public hearing, the Commission
RECOMMENDS APPROVAL of RP 16-13/CDP 16-35 -CARLSBAD VILLAGE CENTER, based
on the following findings and subject to the following conditions:
3 Findings:
4 Major Review Permit, RP 16-13
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1. The Planning Commission finds that the project, as conditioned herein, is in conformance with
the Elements of the city's General Plan, and the development standards of the Village Review
Zone and the Village Master Plan and Design Manual, based on the facts set forth in the staff
report dated December 6, 2017, including, but not limited to the following:
a. Land Use -The proposed four-story mixed-use development provides mutually supportive
uses in the form of residential, professional office and retail opportunities and reinforces
the pedestrian orientation desired for the downtown area by providing new residents and
employees an opportunity to walk to local shopping, dining, recreation, and mass transit
functions; its close proximity to existing bus routes and train station help to further the goal
of providing new economic and residential development near transportation corridors; and
the project will contribute to the revitalization of the Village area in the form of a new
building in the core of the Village with new commercial lease space, new employment
opportunities and new consumers.
b. Mobility -The proposed project has been designed to meet all of the circulation
requirements, which include vehicular access off the State Street alley. In addition, the
applicant will be required to pay traffic impact fees prior to the issuance of building permits
that will go towards future road improvements. The proposed project is located
approximately X mile from the train/coaster station, which provides service throughout the
day. The project's close proximity to the transit stop will provide residents with the
opportunity to commute to major job centers, thereby reducing vehicle miles traveled
(VMTs) and their carbon footprint. Furthermore, the project supports walkability and
mobility by locating the project near existing goods and services within the Village. Finally,
the existing street trees along State Street and Carlsbad Village Drive will be retained. The
project proposes to add raised planters and potted plants adjacent to the retail storefronts
to further enhance the streetscape and promote livable streets.
c. Public Safety -The proposed structural improvements are required to be designed in
conformance with all seismic design standards. In addition, the proposed project is
consistent with all of the applicable fire safety requirements. Further, the project is
conditioned to develop and implement a program of "best management practices" for the
elimination and reduction of pollutants which enter into and/or are transported within
storm drainage facilities.
d. Noise -The proposed project is consistent with the Noise Element of the General Plan in
that the noise study prepared by Birdseye Planning Group (July 2016) determined that the
worst-case cumulative noise level from the surrounding roadways and the railroad was 64.1
and 70.7 dBA CNEL, respectively, at the property line. The proposed project is designed to
meet or exceed California Energy Code Title 24 standards, which require construction
methods and materials resulting in energy efficient structures and up to a 30 dBA reduction
in exterior noise levels. Assuming the windows are closed and with the inclusion of
mechanical ventilation (proposed as part of the project), interior noise levels would be
reduced to less than the 45 dBA CNEL interior noise level threshold.
PC RESO NO. 7276 -2-March 27, 2018 Item #8 Page 21 of 56
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e. Housing -The proposed project is consistent with the Housing Element of the General Plan
and the city's lnclusionary Housing Ordinance, in that as less than seven (7) units are
proposed, the inclusionary requirements may be satisfied through the payment to the city
of an in-lieu inclusionary housing fee. The project is conditioned to require the payment of
the applicable housing in-lieu fee for five (5) units prior to issuance of the building permit.
f. Land Use District 1 Standards -The project as designed is consistent with the development
standards for Land Use District 1, the Village Design Guidelines and all other applicable
regulations set forth in the Village Master Plan and Design Manual as discussed in the
project staff report. The project is not requesting any deviations to the development
standards.
Coastal Development Permit, CDP 16-35
2.
3.
4.
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That the proposed development is in conformance with the Village Area Segment of the Certified
Local Coastal Program and all applicable policies in that the proposed four-story, multi-family
building will not obstruct views of the coastline as seen from public lands or the public right of
way or otherwise damage the visual beauty of the coastal zone. The project is consistent with
the surrounding development in that the ground floor retail uses complement the retail uses in
the commercial core and the residential units proposed on the upper three (3) floors are
stepped back from the first floor to reduce the mass and scale of the building. In addition, the
proposed architectural style, while contemporary in nature, complements the existing
architectural style of the adjacent one and two-story buildings to the north. No agricultural uses
currently exist on the site, and the property is not within the Coastal Agricultural Overlay Zone
that would require mitigation for conversion to urban uses. There are no sensitive coastal
resources within the property and it is not located in an area of known geologic instability or
flood hazard.
The proposal is in conformity with the public access and recreation policies of Chapter 3 of the
Coastal Act in that no public opportunities for coastal shoreline access are available from the
subject site and no public access requirements are required for the project since it is not located
between the first public road and the ocean.
The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone
(Chapter 21.203 of the Zoning Ordinance) in that the project will adhere to the city's Master
Drainage Plan, Grading Ordinance, Storm Water Ordinance, and the National Pollutant
Discharge Elimination System (NPDES) requirements to avoid increased urban run-off,
pollutants and soil erosion. In addition, the site is flat and does not contain natural steep slopes
greater than 25 percent gradient; no native vegetation will be removed; and the site is not
located in an area prone to landslides, or susceptible to accelerated erosion, floods or
liquefaction.
The project is not located in the Coastal Agriculture Overlay Zone, according to Map X of the Land
Use Plan, certified September 1990 and Agricultural Conversion Mitigation Fees are not required
in accordance with the provisions of the Coastal Agriculture Overlay Zone (Chapter 21.202 of the
Zoning Ordinance).
The project is not located between the sea and the first public road parallel to the sea and
therefore, is not subject to the provisions of the Coastal Shoreline Development Overlay Zone
(Chapter 21.204 of the Zoning Ordinance).
PC RESO NO. 7276 -3-March 27, 2018 Item #8 Page 22 of 56
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7. The Developer/Property owner qualifies to participate in the Parking In-Lieu Fee Program and
participation in the program will satisfy the parking requirements for the project. Justification for
participation in the Parking In-Lieu Fee Program is contained in the following findings:
a. The project is consistent with Village Review Master Plan and Design Manual in that the
project assists in satisfying the goals and objectives through the following actions 1) the
mixed-use project stimulates property improvements and new development in the Village
by constructing a new permitted mixed-use building in an area with a mix of dated buildings
and increasing the intensity of development within the Village; 2) it establishes Carlsbad
Village as a quality shopping, working and living environment by providing new
employment opportunities; increasing the number, quality, diversity and affordability of
housing units within the Village; and reinforcing pedestrian retail continuity within the
Village commercial areas; and 3} improves the physical appearance of the Village Area by
developing the northwest corner of Carlsbad Village Drive and State Street with a new
building that adheres to the land use regulations and design guidelines set forth for the
area;
b. The proposed use is consistent with the goals and objectives set forth for Land Use District 1
of the Village Master Plan and Design Manual in that the mixed-use development not only
provides mutually supportive uses in the form of residential, professional office and
commercial retail uses along Carlsbad Village Drive and State Street, but reinforces the
pedestrian orientation desired for the downtown area by providing new residents and
employees an opportunity to walk to local shopping, dining, recreation, and mass transit
functions; furthermore, its close proximity to existing bus routes and mass transit help to
further the goal of providing new economic and residential development near
transportation corridors; and lastly, it will contribute to the revitalization of the Village area
in the form of a new building in the core of the Village with new commercial lease space,
new employment opportunities and new consumers;
c. Adequate parking is available within the Village to accommodate the project's parking
demands in that based on the most recent parking study (Kimley Horn, September 2017),
the average occupancy for all public parking lots is 51.1 percent. The single highest
measurement of occupancy was on a weekday afternoon in May 2016, wherein the
occupancy rate was 70 percent. This utilization ratio allows for continued implementation
of the parking in-lieu fee program because it is less than the 85 percent threshold for
maximum utilization set by the City Council; and
d. The In-Lieu Fee Program has not been suspended or terminated by the City Council.
City Council Policy No. 43, Allocation for Excess Dwelling Units
8.
9.
That pursuant to CMC Section 21.85.110, for all qualifying residential development less than
seven (7) units, the inclusionary housing requirement may be satisfied through the payment of
an inclusionary housing in-lieu fee. The proposal to construct five (5) multi-family apartments
has been conditioned to pay the applicable housing in-lieu fee for five units prior to issuance of
the building permit.
That the project location and density are compatible with the existing adjacent residential
neighborhoods and/or nearby existing or planned uses in that mixed use buildings up to 45 feet
in height with a density of 28-35 dwelling units per acre are permitted by right in Land Use
District 1 of the Village Master Plan. Furthermore, the project will provide positive support for
the commercial uses in the core of the Village.
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General
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That the project location and density are in accordance with the applicable provisions of the
General Plan and any other applicable planning document, in that the Village {V) General Plan
Land Use designation allows residential development at a density range of 28 to 35 dwelling
units per acre. Based on a net acreage of 0.17 acres, the proposed mixed use project, which
includes five (5) multi-family apartments, has a density of 29.4 dwelling units per acre. The
proposed project is consistent with the intent of Land Use District 1 of the Village Master Plan
and will contribute toward the overall revitalization of the Village Area.
That there are an adequate number of units in the Excess Dwelling Unit Bank in the Northwest
Quadrant to allocate 5 units. Per the city's Quadrant Dwelling Unit Report {latest available
dated September 2017), 584 units remain available for allocation in the Village.
The project is consistent with the City-Wide Facilities and Improvements Plan, the Local Facilities
Management Plan for Zone 1 and all city public policies and ordinances. The project includes
elements or has been conditioned to construct or provide funding to ensure that all facilities and
improvements regarding: sewer collection and treatment; water; drainage; circulation; fire;
schools; parks and other recreational facilities; libraries; government administrative facilities; and
open space, related to the project will be installed to serve new development prior to or
concurrent with need. Specifically,
a. The project has been conditioned to provide proof from the Carlsbad Unified School District
that the project has satisfied its obligation for school facilities.
b. 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.
c. 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.
That the project is consistent with the city's Landscape Manual and Water Efficient Landscape
Ordinance {Carlsbad Municipal Code Chapter 18.50).
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 Project, of the state California
Environmental Quality Act {CEQA) Guidelines.
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 the issuance of a
grading or building permit, whichever occurs first.
PC RESO NO. 7276 -5-March 27, 2018 Item #8 Page 24 of 56
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1.
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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 Major Review Permit and
Coastal Development Permit.
Staff is authorized and directed to make, or require the Developer to make, all corrections and
modifications to the Major Review Permit and Coastal Development 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 provisions 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.
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 Major Review Permit and Coastal Development
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 to the City Planner, a 24" x 36" copy of the Site Plan,
conceptual grading plan and preliminary utility plan reflecting the conditions approved by the final
decision making body. The copy shall be submitted to the City Planner, reviewed and, if found
acceptable, signed by the city's project planner and project engineer. If no changes were required,
the approved exhibits shall fulfill this condition.
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.
PC RESO NO. 7276 -6-March 27, 2018 Item #8 Page 25 of 56
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This approval shall become null and void if building permits are not issued for this project within
24 months from the date of project approval.
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.
Developer shall pay the Citywide Public Facilities Fee imposed by City Council Policy #17, the
License Tax on new construction imposed by Carlsbad Municipal Code Section 5.09.030, and CFD
#1 special tax (if applicable), subject to any credits authorized by Carlsbad Municipal Code Section
5.09.040. Developer shall also pay any applicable Local Facilities Management Plan fee for Zone
1, pursuant to Chapter 21.90. All such taxes/fees shall be paid at issuance of building permit. If
the taxes/fees are not paid, this approval will not be consistent with the General Plan and shall
become void.
Prior to issuance of the grading permit, 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(n) Major Review Permit
and Coastal Development Permit by Resolution(s) No. 7276 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.
Developer shall submit and obtain City Planner approval of a Final Landscape and Irrigation Plan
showing conformance with the approved Preliminary Landscape Plan and the city's Landscape
Manual. Developer shall construct and install all landscaping as shown on the approved Final
Plans, and maintain all landscaping in a healthy and thriving condition, free from weeds, trash,
and debris.
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.
All roof appurtenances, including air conditioners, shall be architecturally integrated and
concealed from view and the sound buffered from adjacent properties and streets, in substance
as provided in Building Department Policy No. 80-6, to the satisfaction of the Directors of
Community Development and Planning.
Developer shall construct, install, and stripe not less than 13 parking spaces, including one (1)
accessible parking space and five (S) compact parking spaces, as shown on Exhibits "A" -"S".
17. Prior to issuance of building permits, the Developer shall enter into a Parking In-Lieu Fee
Participation Agreement and pay the established Parking In-Lieu Fee for 17 parking spaces. The
fee shall be the sum total of the fee per parking space in effect at the time of the building permit
issuance times the number of parking spaces needed to satisfy the project's parking
requirement (17 spaces total).
PC RESO NO. 7276 -7-March 27, 2018 Item #8 Page 26 of 56
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Prior to the issuance of the building permit, the Developer shall record a Notice that this
property may be subject to noise impacts from the proposed or existing Transportation
Corridor, in a form meeting the approval of the City Planner and the City Attorney (see Noise
Form #1 on file in the Planning Division).
Prior to the issuance of the building permit, the Developer shall pay to the city an inclusionary
housing (in lieu/impact) fee as an individual fee on a per market rate dwelling unit basis in the
amount in effect at the time, as established by City Council Resolution from time to time.
The residential apartment units shall not be used as vacation rentals at any time.
Engineering:
NOTE: Unless specifically stated in the condition, all of the following conditions, upon the approval of
this proposed development, must be met prior to approval of building or grading permit
whichever occurs first.
General
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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 apply for and complete the processing of a certificate of compliance for lot
legality purposes to the satisfaction of the City Engineer. Developer shall pay processing fees
per the city's latest fee schedule.
Fees/ Agreements
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Developer shall cause property owner to execute and submit to the City Engineer for recordation,
the city's 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.
26. Developer shall cause property owner to apply for, execute, and submit, to the City Engineer for
recordation, an Encroachment Agreement covering private canopy located over existing public
right-of-way or easements as shown on the site plan. Developer shall pay processing fees per the
city's latest fee schedule.
Grading
27. Based upon a review of the proposed grading and the grading quantities shown on the site plan,
a grading permit for this project is required. Developer shall prepare and submit plans and
technical studies/reports as required by City Engineer, post security and pay all applicable grading
plan review and permit fees per the city's latest fee schedule.
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Prior to issuance of the grading permit, the contractor shall submit a Construction Plan to the City
Engineer for review and approval. Said Plan may be required to include, but not be limited to,
identifying the location of the construction trailer, material staging, bathroom facilities, parking
of construction vehicles, employee parking, construction fencing and gates, obtaining any
necessary permission for off-site encroachment, addressing pedestrian safety, and identifying
time restrictions for various construction activities.
Concurrent with the grading plans, the developer shall include shoring plans as part of the
grading plans to the satisfaction of the City Engineer and building official. Structural
calculations for all shoring shall be submitted for review and approval by the building division.
Developer shall pay all deposits necessary to cover any 3rd party review.
Storm Water Quality
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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 complete and submit to the City Engineer a Determination of Project's SWPPP
Tier Level and Construction Threat Level Form pursuant to City Engineering Standards. Developer
shall also submit the appropriate Tier level Storm Water Compliance form and appropriate Tier
level Storm Water Pollution Prevention Plan {SWPPP) to the satisfaction of the City Engineer.
Developer shall pay all applicable SWPPP plan review and inspection fees per the city's latest fee
schedule.
Developer shall complete the City of Carlsbad Standard Stormwater Requirement Checklist Form.
Developer is responsible to ensure that all final design plans, grading plans, and building plans
incorporate applicable best management practices {BMPs). These BMPs include site design,
source control and Low Impact Design (LID) measures including, but not limited to, minimizing the
use of impervious area (paving), routing run-off from impervious area to pervious/landscape
areas, preventing illicit discharges into the storm drain and adding storm drain stenciling or
signage all to the satisfaction of the City Engineer.
Dedication/Improvements
33. Developer shall design all proposed public improvements including but not limited to sewer
laterals, brick paver sidewalk, and water services/meters as shown on the site plan. These
improvements shall be shown on one of the following, subject to City Engineer approval:
a. Grading plans processed in conjunction with this project; or
b. Construction Revision to an existing record public improvement drawing.
Developer shall pay plan check and inspection fees using improvement valuations in accordance
with the city's current fee schedule. Developer shall apply for and obtain a right-of-way permit
prior to performing work in the city right-of-way.
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Utilities
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Developer is responsible to ensure utility transformers or raised water backflow preventers that
serve this development are located outside the right-of-way as shown on the site plan and to the
satisfaction of the City Engineer. These facilities shall be constructed within the property.
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.
Code Reminders
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Approval of this request shall not excuse compliance with all applicable sections of the Zoning
Ordinance and all other applicable city ordinances in effect at time of building permit issuance,
except as otherwise specifically provided herein.
Premise identification (addresses) shall be provided consistent with Carlsbad Municipal Code
Section 18.04.320.
The project shall comply with the latest nonresidential disabled access requirements pursuant to
Title 24 of the California Building Code.
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.
Developer shall pay a landscape plan check and inspection fee as required by Section 20.08.050
of the Carlsbad Municipal Code.
Developer shall pay planned local area drainage fees in accordance with Section 15.08.020 of the
City of Carlsbad Municipal Code to the satisfaction of the City Engineer.
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.
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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
8 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
9 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.
10
11
12
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14
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16
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18
19
20
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28
PC RESO NO. 7276 -11-March 27, 2018 Item #8 Page 30 of 56
Farah Nisan
From:
Sent:
Cc:
Subject:
Council Internet Email
Monday, February 26, 2018 9:14 AM
Shannon Harker
FW: Building heights in Village
-----Original Message-----
From: Susan Roberts [
Sent: Friday, February 23, 2018 5:44 PM
To: Scott Donnell <Scott.Donnell@carlsbadca.gov>
Cc: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: Building heights in Village
Hi Mr. Donnell,
EXHIBIT 7
Thank you for your prompt response to the email which I recently sent you concerning the plans for the Village. As I
stated in my previous email, I am a long-time Carlsbad resident and frequent the Village almost daily to shop, eat, and
walk. While the Village plan has brought a vibrancy to the downtown area which I appreciate, I am very concerned
about the 45 foot maximum height limit as specified in Section 2.7.1 (page 2-39) of the plan and would further like to
address this. The charm of our village is what attracts tourists and locals downtown. High buildings would subtract from
that charm and make it less appealing and just like any other town. The small town feeling in the Village is unique in
coastal southern California. We still have a high school homecoming parade which is reminiscent of Main Street USA.
Let's keep our village quaint, unique, and family friendly. Tall buildings do not fit in with that vision. Currently, most of
the buildings are either one or two stories high and I think that keeping a maximum height of no more than 25 feet
would keep our downtown charming. I would like to request that another vote be put before the City Council as soon as
possible on a moratorium for all project approvals until the Plan is approved. Thank you for considering my suggestions.
Sincerely,
Susan Roberts
1
March 27, 2018 Item #8 Page 32 of 56
Farah Nisan
From:
Sent:
Cc:
Subject:
Council Internet Email
Tuesday, February 20, 2018 9:34 AM
Shannon Harker
FW: Building
-----Original Message-----
From: Tom Elg [
Sent: Monday, February 19, 2018 2:06 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: Building
Dear City Council,
It is frustrating to hear that you are considering another development project that is not consistent with the wishes of
the people of Carlsbad, How do you keep getting elected?
Do not approve a 4 story multi-use building on the corner of Carlsbad Village Drive and State Street. Its a "Village."
Please take care of our city.
Thomas Elg
Carlsbad
1
March 27, 2018 Item #8 Page 33 of 56
Farah Nisan
From:
Sent:
Cc:
Subject:
Council Internet Email
Monday, February 26, 2018 9:19 AM
Shannon Harker
FW: CVD Development Project
-----Original Message-----
From: Jacquelyn Marty [
Sent: Monday, February 26, 2018 8:46 AM
To: Council Internet Email <CityCouncil@carlsbadca.gov>; Matthew Hall <Matt.Hall@carlsbadca.gov>; Cori Schumacher
<Cori.Schumacher@CarlsbadCA.gov>; Keith Blackburn <Keith.Blackburn@carlsbadca.gov>; Michael Schumacher
<michael.schumacher@carlsbadca.gov>
Subject: CVD Development Project
Honorable Council-members,
I am unable to attend the March 27 meeting, but wanted to share with you my opposition for the development project
planned on the corner of State Street & Carlsbad Village Drive. This plan is not in harmony with downtown Carlsbad and
does reflect the needs and wants of downtown. Furthermore I am genuinely concerned about the increased traffic &
subsequent parking shortages. The parking lifts, while viable in NYC, are not appropriate for short-term tenants &
visitors. Thanks for your time & consideration.
-Jacquelyn Marty, Col, USAF
1
March 27, 2018 Item #8 Page 34 of 56
Farah Nisan
From:
Sent:
To:
Subject:
Council Internet Email
Tuesday, February 20, 2018 9:23 AM
Shannon Harker
FW: Mark Packard
From: Dolkas, Jennifer
Sent: Friday, February 16, 2018 10:14 AM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: Mark Packard
I am very disappointed on your vote regarding the proposed Carlsbad Village Center. A sidewalk-to-sidewalk, 45-foot tall
four-story structure that would overshadow our Carlsbad Main Street is a bad a idea and a not at all in line with the
community vision offered by carlsbad citizens. I have spent almost my whole life in Carlsbad and seen a lot of
change. This is not the direction we should be going in. We can do better and need to hold developers who are not a part
of this community to the laws that uphold the established values of Carlsbad residents. It is your job and the job of the
council to represent the citizens of Carlsbad and not the developers. Please reconsider your current vote.
Jenny Dolkas
Jennifer Dolkas
Senior Technician and Laboratory Manager
Department of Anesthesiology
and VA San Diego Healthcare System
University of California, San Diego
9500 Gilman Dr., Mail Code 0629
La Jolla, CA 92093
Phone (858) 822-0010
j
1
March 27, 2018 Item #8 Page 35 of 56
Farah Nisan
From:
Sent:
Cc:
Subject:
Council Internet Email
Monday, March 12, 2018 7:53 AM
Shannon Harker
FW: my opinion
From: Candy Chesnut [
Sent: Sunday, March 11, 2018 11:10 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Cc: Candy Chesnut <cchesnut@carlsbadusd.net>
Subject: my opinion
Im writing to let you know I oppose building a 4 story building on the comer of Carlsbad Village and State.
Besides is being ugly and blocking the light for other stores, it really kills the vibe down there. I love seeing the
moms and babies hanging out at the juice place. Lets keep Chad with a non Orange County feel.
Candy Chesnut
1
March 27, 2018 Item #8 Page 36 of 56
Farah Nisan
From:
Sent:
Cc:
Subject:
Council Internet Email
Thursday, February 15, 2018 8:19 AM
City Clerk; Shannon Harker
FW: I STRONGLY oppose the Carlsbad Village Center project as discussed at the 13 Feb. Council
Meeting
-----Original Message-----
From: Joseph M Sardina [
Sent: Wednesday, February 14, 2018 6:01 PM
To: Planning <Planning@CarlsbadCA.gov>; Council Internet Email <CityCouncil@carlsbadca.gov>; Attorney
<attorney@CarlsbadCA.gov>; Shannon Harker <Shannon.Harker@carlsbadca.gov>
Subject: I STRONGLY oppose the Carlsbad Village Center project as discussed at the 13 Feb. Council Meeting
Words cannot express how strongly I oppose the project proposed for the corner of State and Carlsbad Village Drive.
It is totally out of character with the village, the surrounding businesses and with all those things that make the village
attractive to residents and to visitors!
Just because it is within master plan guidelines doesn't mean Carlsbad should build the biggest monstrosity allowed in
the smallest possible space allowed.
I cannot fathom how the Planning Commission or the Council are even considering it.
I can only conclude that we need a different commission and council, ones that are more in touch with the community
they are supposed to represent.
Sincerely,
Joseph Sardina
92008
March 27, 2018 Item #8 Page 37 of 56
Farah Nisan
From: Council Internet Email
Sent:
Cc:
Wednesday, February 14, 2018 10:56 AM
Shannon Harker; City Clerk
Subject: FW: State Street & Carlsbad Village Drive
-----Original Message-----
From: Mary Montano [
Sent: Wednesday, February 14, 2018 10:07 AM
To: Matthew Hall <Matt.Hall@carlsbadca.gov>; Keith Blackburn <Keith.Blackburn@carlsbadca.gov>; Council Internet
Email <CityCouncil@carlsbadca.gov>; michael.schumacher@carslbadca.gov; Cori Schumacher
<Cori.Schumacher@CarlsbadCA.gov>
Subject: State Street & Carlsbad Village Drive
Please add my voice to those who are OPPOSED to the proposed 4-story building at the corner of State &
CVD. Understanding that you are interested in adding revenues to our city coffers, please do not forget that retaining
the charm and character of our unique village is INVALUABLE. It is something that, once lost, may cause fewer revenues
to flow if people choose not to visit an area that is too built up and commercial.
Please remember: once lost you cannot un-develop the area, i.e. we can't go back to try to get the charm and character
back. This plan is bad for our community.
Thank you.
Mary L. Montano
1
March 27, 2018 Item #8 Page 39 of 56
Farah Nisan
From:
Sent:
Cc:
Subject:
Council Internet Email
Tuesday, February 20, 2018 9:32 AM
Shannon Harker
FW: Proposed Four-story building at the corner of Carlsbad Village Drive and State Street
From: BONNIE
Sent: Sunday, February 18, 2018 1:02 PM
To: Matthew Hall <Matt.Hall@carlsbadca.gov>; Keith Blackburn <Keith.Blackburn@carlsbadca.gov>; Cori Schumacher
<Cori.Schumacher@CarlsbadCA.gov>; Michael Schumacher <michael.schumacher@carlsbadca.gov>; Council Internet
Email <CityCouncil@carlsbadca.gov>
Subject: Proposed Four-story building at the corner of Carlsbad Village Drive and State Street
Council Members,
Carlsbad has been my home for 44 years.
It is a City that I am very proud of. The quaintness, small town feel and friendliness of its residents
was what drew my family to this area.
How many cities have the beautiful "Village" that Carlsbad can boast about? Why would we want
to ruin all that our "Village" is by adding a four-story building at the corner of State Street and
Carlsbad Village Drive, or for that matter, anywhere in the "Village"?
I urge Mr. Packard and Mr. Schumacher to reconsider their "yes" votes and vote "no". Money and
revenues are not always what's best. To have the developer buy parking spots elsewhere when
there is already a parking problem in the "Village". How many times can one parking spot be sold?
Build a two-story building with underground parking by keeping the look of the "Village" intact.
Thank you for your time and I hope that you will vote against this project.
Thank you Cori for already supporting a "No" vote. Keith, thank you for taking more time to
consider this project and to listen to the citizens of Carlsbad.
Bonnie Grooms
March 27, 2018 Item #8 Page 40 of 56
Farah Nisan
From:
Sent:
Cc:
Subject:
Council Internet Email
Wednesday, February 28, 2018 4:52 PM
Shannon Harker
FW: State St and Carlsbad Village Dr Building Project
From: Len [
Sent: Wednesday, February 28, 2018 4:04 PM
To: Matthew Hall <Matt.Hall@carlsbadca.gov>; Keith Blackburn <Keith.Blackburn@carlsbadca.gov>; Michael
Schumacher <michael.schumacher@carlsbadca.gov>; Cori Schumacher <Cori.Schumacher@CarlsbadCA.gov>; Council
Internet Email <CityCouncil@carlsbadca.gov>
Subject: State St and Carlsbad Village Dr Building Project
To Whom It May Concern,
As a resident of Carlsbad since 1977 I have seen a lot of growth within our city's border.
Most of it has been beneficial to our citizens to some degree.
However the proposal for building up State St. downtown Carlsbad would be a great
mistake and I must request all of you on the City Council to rethink this project and the
dramatic effect it would have on all of the Carlsbad residents who value this city above
all others in North County.
Please do not make Carlsbad an extension of Orange County which if this project were
approved would be the beginning of a change for the City of Carlsbad that would forever
change it's original Village Appeal as we currently know it.
I strongly urge a no vote on this expansion project and believe there are many more
residents who feel the same even if they have not made their voices heard yet.
Carlsbad is my home.
Thank you,
Len Hyman
Carlsbad, CA. 92010
March 27, 2018 Item #8 Page 41 of 56
Farah Nisan
From:
Sent:
Cc:
Subject:
Council Internet Email
Tuesday, February 20, 2018 9:32 AM
Shannon Harker
FW: State Street Proposal
-----Original Message-----
From: Cyndie Bishop [
Sent: Sunday, February 18, 2018 8:38 AM
To: Cyndie Yahoooooo <
Subject: State Street Proposal
To Whom it May Concern,
PLEASE hear the voice of your Carlsbad residents and reconsider the current plan for development at State Street and
Carlsbad Village Drive.
Part of what makes Carlsbad such a great city is the character and charm of the old village. The proposed building does
not in anyway represent Carlsbad central. The size, design, and overall structure would dwarf the surrounding buildings
and clash with the quaintness of our beloved State Street. As a local and loyal Carlsbad citizen, I am frustrated and
disappointed to feel that our elected city officials do not share a love for old Carlsbad and do not protect the integrity of
our sweet beach town by letting big developers muscle their ugly cookie cutter "mixed use" buildings into the village.
PLEASE vote to represent your citizens!
Thank you,
Cynthia Cunningham
Carlsbad Ca, 92008
1
March 27, 2018 Item #8 Page 42 of 56
Farah Nisan
From:
Sent:
To:
Planning
Friday, March 09, 2018 9:17 AM
Shannon Harker
Subject: FW: The corner of State and Carlsbad Village Drive
From: Lindsey Cohn [
Sent: Thursday, March 08, 2018 1:12 PM
To: Planning <Planning@CarlsbadCA.gov>
Subject: The corner of State and Carlsbad Village Drive
Dear Planners!
I am compelled to write, as I have just found out about the possible 4-story building on this corner of our beloved
"village." Having lived less than a mile from Olde Carlsbad for a short 30 years, I know how growth can get away from
you. Just take a look around! And once this size building goes up, a precedent will have been set, and the charm and
quaintness of the village will be lost. I urge you to reconsider this idea, and develop that crucial corner in a manner more
consistent with a special-yet small-beach town.
Thank you,
Lindsey Cohn
Lindsey Cohn
Carlsbad, CA 92008
1
March 27, 2018 Item #8 Page 43 of 56
Farah Nisan
From:
Sent:
Cc:
Subject:
Council Internet Email
Monday, March OS, 2018 10:17 AM
Shannon Harker
FW: Village Core
-----Original Message-----
From: Penny Johnson
Sent: Sunday, March 04, 2018 10:18 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: Village Core
Sent from my iPad.
The current height limit of 45 ft. In the Village Core is not acceptable nor in keeping with maintaining the village
environment .
You also need to pay heed to the inclusionary housing that is being ignored and pushed aside. Plus the in-lieu of parking
fees will be a debacle adding to the dearth of parking that already plague the village and add to the traffic that circles
the streets looking for parking.
All of this is being done for developer$$$$ that many of you will benefit from because of your own property in and
around the village and that also goes into your coffers.
Most of the council is not keeping the best interest of your citizens in your mind or in your heart.
To councilman Blackburn : I hope you will uphold your commitment to keep the village environment as you pledged
when you ran for office and that you will vote "no" on the invasive structure on CVD and State St.
What I see happening is that no matter what the builder comes up with when revising the structure to your vision, you
will vote "yes" so you can "show" that you are trying to keep your campaign pledge. But you will be destroying that
pledge with a 45 ft. building that will give precedents to a" canyon" of 45 ft.structures in the Village Core . I hope you
prove me wrong ...... but so far you have fallen in line with the " good old boys" I
Penny Johnson
92008
1
March 27, 2018 Item #8 Page 44 of 56
Farah Nisan
From:
Sent:
Cc:
Subject:
Council Internet Email
Tuesday, February 20, 2018 9:32 AM
Shannon Harker
FW: No to downtown development
-----Original Message-----
From: Rose Harris
Sent: Saturday, February 17, 2018 8:39 AM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: No to downtown development
Please say no to 4 story building. It is not Carlsbad and you know it.
Ed and Rose Harris
Carlsbad Ca 92010
March 27, 2018 Item #8 Page 45 of 56
Farah Nisan
From:
Sent:
Cc:
Council Internet Email
Friday, February 23, 2018 4:06 PM
Shannon Harker
Subject: FW: Please Reduce Village Center Height Limit to 25 feet
This email has been sent to staff.
From: Stephen Poovey
Sent: Friday, February 23, 2018 3:55 PM
To: Scott Donnell <Scott.Donnell@carlsbadca.gov>
Cc: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: Please Reduce Village Center Height Limit to 25 feet
Hi, Mr. Donnell -
Thank you for welcoming comments on the Village and Barrio Master Plan 1/19/18.
I live, along with my wife and three kids, in Olde Carlsbad. We use the village on a nearly daily basis, and look forward
every week to the farmer's market.
We are very concerned about the 45 foot maximum height limit in the Village Center (VC), as specified in Section 2.7.1
(page 2-39) of the plan.
Markets are so strong, and the values of commercial real estate in this area are appreciating so fast, that we're going to
see increasingly a DOMINO EFFECT in the Village Center, where developers are compelled to build high to justify the
prices they're paying for the opportunity. This does not bode well for a sense of a 'village' at all.
To be frank, I'm alarmed by the prospect of 45 feet, as it exceeds the standard height in the village (as Cori Schumacher
recently pointed out, mostly "one-and two-story buildings") by some 20 feet or more; not even a 35 foot height limit
would serve the area well.
Meanwhile, to serve the city's interest of "getting people out of their cars and getting them to use (public) transit)" as
Mr. Schumacher relates, there are plenty of opportunities to do so immediately surrounding the area.
We're not approaching this naively; there are significant and powerful interests behind protecting and propelling values
by keeping the height maximum at 35-45 feet. Some of those come from outside of Carlsbad, but for those who reside
in our city, we encourage them to seek opportunities not in the heart of our village, which should be preserved, but
rather nearby.
Let's keep Carlsbad unique, especially its quaint village, and protect it from developer's highest-and-best-use mantra
that homogenizes and depersonalizes cityscapes.
Thanks for your consideration,
Steve Poovey & Family
Carlsbad Residents
1
March 27, 2018 Item #8 Page 46 of 56
Farah Nisan
From:
Sent:
Cc:
Council Internet Email
Thursday, February 15, 2018 4:48 PM
Shannon Harker; City Clerk
Subject: FW: Project at State Street and Carlsbad Village Way
From: David Stoffel [
Sent: Thursday, February 15, 2018 4:14 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: Project at State Street and Carlsbad Village Way
Dear Councilmember
Please vote "no" on the proposed Carlsbad Village Center. It is out of character with the surrounding
area. Four stories {even with the fourth floor further back) is too tall!! Underground parking also gives
additional "L.A." flavor to the project.
I was not able to attend the council meeting, but I can tell you that every resident of the city that I have talked
with doesn't like this project!!!
Dr. David Stoffel
1
March 27, 2018 Item #8 Page 47 of 56
Farah Nisan
From: Council Internet Email
Sent: Tuesday, February 20, 2018 9:33 AM
Shannon Harker Cc:
Subject: FW: Proposed Carlsbad Village Center Development
From: keith@selectormedia.com [
Sent: Sunday, February 18, 2018 5:03 PM
To: Matthew Hall <Matt.Hall@carlsbadca.gov>; Keith Blackburn <Keith.Blackburn@carlsbadca.gov>; Michael
Schumacher <michael.schumacher@carlsbadca.gov>; Cori Schumacher <Cori.Schumacher@CarlsbadCA.gov>; Council
Internet Email <CityCouncil@carlsbadca.gov>
Subject: Proposed Carlsbad Village Center Development
Dear Mayor Hall and City Council Members,
I am writing to you to express my opposition to the proposed Carlsbad Village Center currently being planned to replace
the open lot with the juice bar on the corner of State Street and Carlsbad Village Drive.
There are several reasons that approving this building will be disastrous for Carlsbad Village:
• At 45-feet tall and four stories, the size and scope of this structure would be drastically out of character for the
Village. It will create a bad precedent for structures of similar size to replace the one and two story buildings and
open space areas that currently comprise the city center. There are several of these four story mixed-use
developments being proposed for the city center. If they proliferate, they will potentially turn the streets into
shadowy canyons and wind tunnels, similar to what Huntington Beach looks like now. This development simply
does not fit in the Village.
• The building is proposed as "multiple-use," with office and business spaces on the first three floors, and five very
large one-bedroom apartment units on the top floor, which range in size from 1,800 to 2,500 square feet. The
developer apparently got a pass from the City to designate these as vacation rental units, meaning that they will
add to the seasonal tourist traffic already impacting the City center, in addition to the extra traffic from the
employees and patrons of the businesses that will occupy the lower floors. Which brings attention to the next
point. .. parking.
• The developer, from Orange County, will be circumventing parking requirements by purchasing 17 "in lieu"
parking permits, for $11,240 each, as well as proposing a 12-space underground parking garage accessible to
residents via a "car lift," which is some sort of elevator for cars. This proposed combination of parking mitigations
allows the structure to qualify for the maximum height limit of 45 feet. In the real world, it seems doubtful that
residents or guests will go through the trouble to use this car elevator every time they need to drive somewhere.
Hence, already scarce street parking on State Street will be further impacted.
• Installing this building will conflict with the stated "Community Vision" laid out by the City, that includes:
•
• Small town feel, beach community character and connectedness
• Open space and the natural environment
• Sustainability
• History, the arts and cultural resources
• Neighborhood revitalization, community design and livability.
The current space, as it's laid out with the juice bar and park, is something that should be replicated instead of replaced.
It's a meeting place for residents and visitors alike and sets Carlsbad apart from other overbuilt beach towns such as
Huntington Beach and Newport Beach.
I applaud Cori Schumacher and Keith Blackburn for taking the overwhelming citizen feedback into account when they
voted to deny the proposed Carlsbad Village Center on February 13th.
1
March 27, 2018 Item #8 Page 48 of 56
I sincerely hope the Mayor and other City Council members will take this cue and follow the will of their constituents to
preserve and sustain the small town feel of Carlsbad Village. Please don't succumb to short-sighted proposals from out of
town developers that would cause irreversible damage to the brand and infrastructure of Carlsbad.
I request that this be a part of the public record and would appreciate a response.
Thank you for your time.
Best Regards,
Keith Hunter
Keith Hunter
2
March 27, 2018 Item #8 Page 49 of 56
Leticia Reyes
Subject: FW: "Village Center"
-----Original Message-----
From: playreaders
Sent: Sunday, March 18, 2018 9:32 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: "Village Center"
TO DR. MARK PACKARD
Dear Dr. Packard,
Thank you for your work on Carlsbad's City Council. We know you want Carlsbad to be the best Carlsbad possible.
Over our 60 years as Carlsbad citizens, we have seen much amazing good development, but we now feel developers are
buying our City, and we need you to help stop them.
Please do not accept the radically wrong building on the corner of State and Carlsbad Village Drive. Surely when the
Citizens were asked for input about the future of the village, NO ONE SAID ANYTHING ABOUT WANTING A
GARGANTUAN "VILLAGE CENTER" such as Mr. Lacritz wants to introduce. These are the only 2 "Main Street" blocks left
that still have the village feel. That so-called "Center" belongs in the center of Orange County ... let him build it there.
We don't want it in Carlsbad
We hope you have reconsidered your support of Mr. Lacritz's project, and will not accept the building on March 27.
Best,
Pat & Jim Hansen
1 March 27, 2018 Item #8 Page 50 of 56
SECTION A
IE)1-STORY BUILDING 16' HIGH
I
IE)2-STORY BUILDING 26' HIGH
� �t' ' "df ll"------1-------���� r -,I I� EXISTING PARKING LOT g i � �
- ��� - ��� - ��� - ��� - ��� -��� ----.-----------
SITE PLAN SOJ.E:1'=10'
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I I I I I RETAIL 1
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TIiis 111 nm N>�ovi.nn;mATt\'F.MAl'ISTm PLAN 1:oR. rnoJEi:.'Tt.O __ l'l!ll1..'C•NDrnt:,1s1 NO--vl'r�\t.'NINOC(>MMl!:SIL•N k!!SOl.tmONNo __
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A1.1 EXHIBIT 8March 27, 2018 Item #8 Page 51 of 56
March 27, 2018Item #8 Page 52 of 56
UNCOFSIGl!T�_,,...--"] ------
EXISTING PARKING LOT
§ � il:
/, iii
-----------------------------------,....-- -
SITE PLAN
{E)1-ST0RY BUILDING 18' HIGH
TYPEIII-B B, M, R-2, S-2 OCCUPANCIES
18,8235.F.GROSS
(E)2-ST0RY
BUILDING 26' HIGH
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A1.1 EXHIBIT 9March 27, 2018 Item #8 Page 54 of 56
March 27, 2018Item #8 Page 55 of 56
March 27, 2018Item #8 Page 56 of 56
Morgen Fry
From:
Sent:
To:
Cc:
Subject:
Council Internet Email
Monday, March 26, 2018 8:33 AM
Morgen Fry
Shannon Harker
FW: Carlsbad Village Center Support
From: Geoffrey Parkford [
Sent: Sunday, March 25, 2018 7:07 PM
All Receive -Agenda Item # ~
For the Information of the:
CITY COUNCIL
ACM .d.... CA .JL CC i/
Date a 121.?(8 CM v' coo V
To: Keith Blackburn <Keith.Blackburn@carlsbadca.gov>; Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: Carlsbad Village Center Support
Hello,
I am writing in support of the Carlsbad Village Center development at Carlsbad Village Drive and State Street. Please
vote to approve and update the downtown.
Geoffrey Parkford
Carlsbad, CA 92011
1
Morgen Fry
From:
Sent:
To:
Cc:
Subject:
Council Internet Email
Monday, March 26, 2018 8:53 AM
Morgen Fry
Shannon Harker
FW: Development of property at State Street and Carlsbad Village Drive
From: cliff blasi
Sent: Saturday, March 24, 2018 8:29 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: Development of property at State Street and Carlsbad Village Drive
Dear Council Members,
My name is Cliff Blasi and I have been a resident of Carlsbad for over twenty years, this is the first time I have reached
out to the Council members of Carlsbad. I have kept my political views to myself until Measure A came on the ballot, it
was a turning point in which I decided I had to get involved if I was going to help preserve Carlsbad so my son could grow
up in a coastal town that wasn't over developed. My son is nine and he has spent his whole life walking around the village
and experiencing the fruits of a small town atmosphere. We have enjoyed the limited open space that is still around the
village, one of these being the corner of State and Carlsbad Village Drive. Putting in a four story, mixed use property will
destroy the atmosphere of the Village, I can't tell you how many friends from out of town comment on how great it is that
Carlsbad preserves such a prime piece of real estate. We can still keep this as an under developed parcel. Once it is built
there is no going back.
I work in Orange County but choose to live down in Carlsbad and the reason is that Orange County has overdeveloped
their coast line, just take a look at Newport and Huntington Beach, everything is three to four story business or condos
where cottages used to be.
I rallied and voted against the mall at the lagoon, I voted for Cori, and I will vote against any council member who pushes
for uncontrolled development. I also plan on being vocal and rallying friends and neighbors. I am not going to let
Carlsbad turn into another overbuilt, tourist town. Controlled and sustainable development is the only way to
go. Carlsbad is rapidly loosing its appeal as a coastal town with a small town feel, it breaks my heart.
I hope you all vote for what is right for Carlsbad and it's citizens.
Respectfully,
Cliff Blasi
1
Morgen Fry
From: Council Internet Email
Sent:
To:
Monday, March 26, 2018 8:32 AM
Morgen Fry
Cc: Shannon Harker
Subject: FW: Vote "No" for 4-Story Bldg. in Downtown Carlsbad
From: robert mueller [
Sent: Monday, March 26, 2018 12:11 AM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: Vote "No" for 4-Story Bldg. in Downtown Carlsbad
Dear City of Carlsbad Council Members:
My husband and I are hoping that you will vote against the commercial developer who is seeking c1pproval for a 4-story
building in downtown Carlsbad. We moved to Carlsbad two years ago from Las Vegas. We chose Carlsbad because of its
unique charm, tradition and character. Allowing a 4-story commercial building in the downtown area would serve to
destroy that wonderful charm, tradition and character that Carlsbad residents and tourists have enjoyed for so many
years. ;
We don't want Carlsbad to become another version of the urban, crowded and high-density feeling that has destroyed
the character of downtown Oceanside. Please help our community preserve its beautiful village-like atmosphere.
Allowing a 4-story building in downtown Carlsbad would undoubtedly mean that tomorrow another developer will
propose a 6-story building, then the next developer will want a 10-story building and so on and on.
Please consider the rewards of maintaining the charm and ambiance of Carlsbad for future generations. They deserve to
live and visit a traditional coastal city, not just another urban city.
Thank you!
Ann & Bob Mueller
Carlsbad, CA
1
Morgen Fry
From: Council Internet Email
Sent:
To:
Monday, March 26, 2018 8:32 AM
Morgen Fry
Cc: Shannon Harker
Subject: FW: NO to the Building at State and CVD
-----Original Message-----
From: Kelly K
Sent: Sunday, March 25, 2018 8:43 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: NO to the Building at State and CVD
Hello!
I would like to specifically voice my concerns about building a 4-story building at the corner of State and Carlsbad Village
Drive. I do NOT think that such a tall building would be appropriate at all. Much too tall and doesn't fit with the charm
and feel of the entire downtown Carlsbad Village. Since other buildings in the area are 2-story, nothing higher than that
should be added.
Please listen to the residents of Carlsbad when we say we do not want these kinds of structures. Thank you!
Sincerely,
Kelly Kootman
1
Morgen Fry
From: Council Internet Email
Sent:
To:
Monday, March 26, 2018 8:33 AM
Morgen Fry
Cc: Shannon Harker
Subject: FW: 4 story building in the village
-----Original Message-----
From: Cheryl Flores
Sent: Sunday, March 25, 2018 7:08 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: 4 story building in the village
No thank-you, it doesn't fit the character of the Village.
Please vote NO!
Bob and Cheryl Flores
Sent from my iPad
1
Morgen Fry
From: Council Internet Email
Sent:
To:
Monday, March 26, 2018 8:34 AM
Morgen Fry
Cc: Shannon Harker
Subject: FW: The corner of State and Carlsbad Village Drive
From: Lindsey Cohn
Sent: Sunday, March 25, 2018 6:30 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: The corner of State and Carlsbad Village Drive
Dear Council Members,
I have written before, but I am writing again to communicate my opposition to a 4-story building on this vital piece of
village property at the corner of State St and Carlsbad Village Drive. Four stories will dwarf what is already there, setting
the stage for a completely different kind of downtown-not a village any more. Please vote this down and consider
other alternatives that will complement existing buildings and our small-town vibe.
Thank you, Lindsey Cohn
Lindsey Cohn
Carlsbad, CA 92008
1
Morgen Fry
From: Council Internet Email
Sent:
To:
Monday, March 26, 2018 8:34 AM
Morgen Fry
Cc: Shannon Harker
Subject: FW: Save our Village!!!
-----Original Message-----
From: Gail Morris [
Sent: Sunday, March 25, 2018 6:23 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: Save our Village!!!
As new residents to Carlsbad, we were very disheartened to hear that our city council was about to approve a four story
structure at the corner of Carlsbad Village Drive and State Street and ruin the quaintness of our village. One of the
reasons we moved here was because of the way Carlsbad has kept its small town feel. Please vote NO and show your
residence that you really do care about what is best to keep our village special!!!
Sent from my iPad
1
Morgen Fry
From: Council Internet Email
Sent:
To:
Monday, March 26, 2018 8:34 AM
Morgen Fry
Cc: Shannon Harker
Subject: FW: 4 story construction
-----Original Message-----
From: Jan Lewis
Sent: Sunday, March 25, 2018 5:47 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: 4 story construction
Please keep our village quaint. Do not approve this 4 story monstrosity on the corner of State St. and Carlsbad Village
Drive.
We are so proud to live in this beautiful city, and when people come to visit, they love the small town atmosphere of our
village downtown.
Please say no to this construction!!
Thank you.
Jan Lewis
Carlsbad
Sent from my iPhone
1
Morgen Fry
From: Council Internet Email
Sent:
To:
Monday, March 26, 2018 8:35 AM
Morgen Fry
Cc: Shannon Harker
Subject: FW: 4 story bldg
From: Sandra Meador
Sent: Sunday, March 25, 2018 5:41 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: 4 story bldg
I urge you not to approve the 4 story bldg. that has been proposed at State Street and Carlsbad
Village Drive. I do not believe this
structure would be consistent with the "Village Atmosphere" that residents desire.
Thank you.
Sandra Meador
Carlsbad, CA 92008
(resident since 1969)
1
Morgen Fry
From:
Sent:
To:
Cc:
Subject:
Council Internet Email
Monday, March 26, 2018 8:35 AM
Morgen Fry
Shannon Harker
FW: Building plans on State and Carlsbad Village Dr.
From: Devon Thompson
Sent: Sunday, March 25, 2018 5:09 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: Building plans on State and Carlsbad Village Dr.
To Whom it May Concern,
We love Choice Juicery and would much prefer they stay and expand VS. a FOUR story building that will
seem out of place and tower over everything else.
The idea of this 4 story building makes me wonder-Who is actually in charge of approving construction
and building projects???????
The city is on fire with construction everywhere you look. All throughout the village, you can see houses
being torn down and rebuilt, a hotel being built by 7 /11, and road construction. It is INSANE. We lived
over by 7 /11 for 5 years and the quality of life has gone down. It is not peaceful in any way as
construction is a constant.
Please, slow down and consider the residents. Another construction zone will mess with traffic and bring
in all of the big trucks, tractors, etc they use to get the site ready and build.
Someone needs to take a look at the City as a whole and see just how many projects are going on.
Please reconsider and allow Choice to stay. They are a healthy option and kids love to play and hang out
there.
Sincerely,
Devon Clothier
1
Morgen Fry
From: Council Internet Email
Sent:
To:
Monday, March 26, 2018 8:36 AM
Morgen Fry
Cc: Shannon Harker i
Subject: FW: 4 story complex
-----Original Message-----
From: Darlene Gillis
Sent: Sunday, March 25, 2018 4:24 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: 4 story complex
Please do not approve the 4 story complex on the corner of State Street and Carlsbad Village Drive.
I believe it will set a precedent for other developers.
I do not approve of buildings this high in our downtown community.
Sincerely
Darlene Gillis
Carlsbad
7
1
Morgen Fry
From:
Sent:
To:
Cc:
Subject:
-----Original Message-----
Council Internet Email
Monday, March 26, 2018 8:37 AM
Morgen Fry
Shannon Harker
FW: 4 story building
From: Penny Johnson
Sent: Sunday, March 25, 2018 3:52 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: 4 story building
Sent from my iPad. I, as many others, disapprove of a 4 story building being built at the corner of State St. and CVD.
Please do not allow it or anymore 4 story buildings in the village .
Penny Johnson.
1
Morgen Fry
From:
Sent:
To:
Cc:
Subject:
-----Original Message-----
Council Internet Email
Monday, March 26, 2018 8:37 AM
Morgen Fry
Shannon Harker
FW: PLEASE don't approve the 4-story building in the Village!
From: Paul Gocan
Sent: Sunday, March 25, 2018 3:43 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: PLEASE don't approve the 4-story building in the Village!
Thank you for serving the CURRENT Carlsbad's residents that voted for you to represent them. Please don't serve one
developer at the expense of too many current residents.
Sent from Paul Gocan's iPhone
1
Morgen Fry
From:
Sent:
To:
Cc:
Subject:
-----Original Message-----
Council Internet Email
Monday, March 26, 2018 8:37 AM
Morgen Fry
Shannon Harker
FW: Proposed project on State Street & Carlsbad Village Drive
From: Stacy Ferayorni []
Sent: Sunday, March 25, 2018 2:56 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: Proposed project on State Street & Carlsbad Village Drive
Hello Council Member,
As a resident of Carlsbad since 1974, whom resides within walking distance of the proposed 4 story building on state
Street and Carlsbad Village Drive, I feel compelled to reach out to the members of the City Council. Being this corner of
State & CVD is essentially a gateway to the quaint village of Carlsbad, I believe a four story monstrous building is an
architectural disaster. Not only will it block views as residents and visitors travel west on CVD, towards the village, it
doesn't fit in. The entire street is one and two story buildings between State and Grand. Why would anyone think a 4
story building on the corner would add appeal to our quaint village with the ocean is just two short blocks away?
Don't mess up our village. Consider the height. In the 1980's the city had a building moratorium after residents
complained of the heights of the condominium buildings popping up all along Carlsbad Blvd. Don't turn coastal Carlsbad
into Miami by building sky scrapers.
It is very sad for long time residents that their City Council doesn't consider the architectural aspects of a quaint village.
Please do not let this pass.
Sincerely,
Stacy Ferayorni
Carlsbad 92008
Sent from my iPhone
1
Morgen Fry
From: Council Internet Email
Sent:
To:
Monday, March 26, 2018 8:41 AM
Morgen Fry
Cc: Shannon Harker
Subject: FW: PROPOSED DEVELOPMENT@ STATE ST. & CARLSBAD VILLAGE DR.
From: Dan O'Reilly
Sent: Sunday, March 25, 2018 2:00 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: PROPOSED DEVELOPMENT@ STATE ST. & CARLSBAD VILLAGE DR.
Dear Council members.
The building plan at this location is yet another example of
over development in the Village area.
The current business at that location provides a refreshing
break for visitors and locals alike. Families with kids and
pets, residents, out of towners, young and old, can take a
timeout from shopping and sightseeing in a fenced, open air
mini park. Plus refreshments.
We must not lose the "Village" charm that is constantly
threatened by rampant, inappropriate development.
Regards,
Dan O'Reilly
(family home over 60 yrs.)
1
Morgen Fry
From: Council Internet Email
Sent:
To:
Monday, March 26, 2018 8:42 AM
Morgen Fry
Cc: Shannon Harker
Subject: FW: Corner of Carlsbad Village Dr and State St
-----Original Message-----
From: Barbara Anderson [
Sent: Sunday, March 25, 2018 12:13 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: Corner of Carlsbad Village Dr and State St
Representatives of Carlsbad Residents,
Residing in Carlsbad since 1989 rve seen the city grow and change, as any city should. Within reason ...
Many years ago Elm Ave was changed to Carlsbad Village Dr as a way to mark the 1-5 Carlsbad exit since Oceanside, La
Costa, Leucadia, Encinitas, etc. all had exits leading drivers to the specific city's downtown and Beach area. That is my
recollection and understanding. The proposed building on the corner of CV Dr and State approaching downtown and
the beach, while traveling west, negates the warm, fuzzy feel of arriving in an established California Beach downtown
area, in my opinion.
Carlsbad1s "scorch the earth,, planning is wearing thin on the residents and has become a laughingstock of friends we all
know residing in surrounding cities. Please curtail the over building everywhere and especially the higher buildings in
downtown.
Yesterday my husband and I decided to have lunch in Carlsbad. We went to Bluewater Grill and sat at a table fronting
Carlsbad Village Dr. The city was alive with people walking around with their Carlsbad 5000 merchandise. As we
people-watched, it was difficult to imagine the view across the street being blocked from that angle. We wondered.
So, driving west and viewing north are my angles of concerri for this specific project. I won1t even go into the north end
of State St, really? What are you thinking? The bigger concern is where and when does all of this building stop? What is
it that Carlsbad is trying to be? Where are we going? Are you hearing those of us who have lived here for many years?
Trends in any area are just that, trends, they end eventually in every category and how will you keep up if that is the
path? Please get off that merry-go-round and bring the Carlsbad that is our funky little Beach town back.
Barbara Anderson
1
Morgen Fry
From:
Sent:
To:
Cc:
Subject:
-----Original Message-----
Council Internet Email
Monday, March 26, 2018 8:42 AM
Morgen Fry
Shannon Harker
FW: Vote No-4 story mixed use building at State St. and Carlsbad Village Drive
From: Jim Kelly
Sent: Sunday, March 25, 2018 11:46 AM
To: Council Internet Email <CityCouncil@carlsbadca.gov>; Keith Blackburn <Keith.Blackburn@carlsbadca.gov>
Subject: Vote No-4 story mixed use building at State St. and Carlsbad Village Drive
Council,
As a home owner and resident adjacent to the Village and a frequent visitor there, We are against the mass of this
structure, or any other similar structure, in the Village. It will turn our unique and winning Village area into a Los Angeles
beach community type of area with massive buildings dominating the environment.
No. Go smaller and fit in. That is the Carlsbad leadership we intend to vote into office going forward.
Jim and Lisa Kelly
Carlsbad, 92008
Morgen Fry
From: Council Internet Email
Sent:
To:
Monday, March 26, 2018 8:42 AM
Morgen Fry
Cc: Shannon Harker
Subject: FW: PROJECT NO. RP 16-13/CDP 16-35 (DEV16040)
-----Original Message-----
From: Joe & Meg Feeley
Sent: Sunday, March 25, 2018 11:43 AM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: PROJECT NO. RP 16-13/CDP 16-35 (DEV16040)
Dear City Council Members,
As a long time resident of Carlsbad, I strongly urge you to NOT approve the Carlsbad Village project on 2995 State Street.
The one thing that really sets our city apart from others is its unique charm ofthe Carlsbad Village. This project will
seriously take away from the atmosphere of the area and no longer 'will residents, myself included, or tourists want to
stroll along the streets and spend their money at the local restaurants and boutiques .. We don't want out city to
become another Irvine. I am begging you to please preserve the the charm of our wonderful village by voting NO on this
project and not to be blinded by the revenue you believe this project will deliver.
Thank you for your consideration.
Margaret Feeley
Carlsbad, CA 92009
1
Morgen Fry
From:
Sent:
To:
Cc:
Subject:
Council Internet Email
Monday, March 26, 2018 8:46 AM
Morgen Fry
Shannon Harker
FW: 4 Story Mix Use Building State Street and Carlsbad Village Drive
From: Dee Forsberg, Global Hire
Sent: Sunday, March 25, 2018 11:31 AM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: 4 Story Mix Use Building State Street and Carlsbad Village Drive
Hello,
My name is Dee Forsberg. I have lived in Carlsbad for several years and my family history in
Carlsbad goes back to the 50's. I've been in/out of the area for the last several months and each time
I return, I am surprised at how the beauty and richness of our community has changed.
Carlsbad has always had a special feel and character unique to our community. We never felt or
looked like some of the other beach towns with tall, modern and a mishmash of designs . We are
very fortunate to have something unique called the Village. The Village has a special feel and look
about it. It is inviting and doesn't look like other coastal communities, which is why people love it so
much.
I know Measure A is a dirty word in town, but I had many opportunities where tourists stopped and
asked me what was Measure A and when they found out, they couldn't believe we would spoil our
community character and charm with something so out of place. They said the reason why they
came to Carlsbad was because of the uniqueness of places like the Village and the feel of the
community. We are unique, have a sense of warmth, old style, charm and beauty that people desire
to be part of. They come here to escape and experience something unique that can only be found
here.
Mr. Blackburn, I applaud you for pushing back on the first design proposal for the above referenced
property. However, I do not believe the modified design is reflective of our community character and
feel. It will be an eyesore and I strongly encourage all of you to think about the "vision" of
Carlsbad. Does this really look like something that belongs in the Village? It would seem like with a
blank canvas we could come up with a design that looks and feels like it belongs in our Village and
not something you would see in Huntington Beach.
Thank you all for your service. I know your jobs are tough.
Dee Forsberg
1
Morgen Fry
From: Council Internet Email
Sent:
To:
Monday, March 26, 2018 8:46 AM
Morgen Fry
Cc: Shannon Harker
Subject: FW: State Street 4 story
-----Original Message-----
From: Bob Carabello [
Sent: Sunday, March 25, 2018 11:22 AM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: State Street 4 story
Greetings to you all,
As a Carlsbad resident I am requesting that you not approve this project.
The uniqueness of the village would be compromised by this building.
Please allow the village to remain as it is. There is no need for a building this tall anywhere in town.
Please keep downtown Carlsbad as it has been and not make major changes.
Respectfully,
Bob Carabello
Sent from Bobbio's iPhone
1
Morgen Fry
From: Council Internet Email
Sent:
To:
Monday, March 26, 2018 8:53 AM
Morgen Fry
Cc: Shannon Harker
Subject: FW: Proposed Building in The Village
From: Judy Sonnet
Sent: Sunday, March 25, 2018 11:19 AM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: Proposed Building in The Village
Dear Council Members,
I'm extremely fortunate to get to live in The Village of Carlsbad on Home Avenue.
The proposed build on the corner of State Street and Carlsbad Village Drive is an affront. The building is COMPLETELY -
given it is cold, imposing and unwelcoming -out of sync with all its surroundings in scale and character. Minor tweaks
won't change that.
Please don't do this to our Village.
Thank you,
Judy Sonnet
1
Morgen Fry
From:
Sent:
To:
Cc:
Subject:
Council Internet Email
Monday, March 26, 2018 8:53 AM
Morgen Fry
Shannon Harker
FW: Proposed new building at State ST and Carlsbad Village Dr.
From: alyce oreilly
Sent: Sunday, March 25, 2018 9:59 AM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: Proposed new building at State ST and Carlsbad Village Dr.
Dear Carlsbad City Council,
Please think carefully before you decide to approve this building. It is an abomination . It does not match the village flair
that we all want to keep for the residents and tourists also.
This building could go anywhere but The Village. We know Carlsbad is growing, but this is the wrong building in the wrong
place.
Please show me that you care!
Thanks for your consideration,
Alyce Oreilly
Carlsbad resident for 20 years.
1
Morgen Fry
From: Council Internet Email
Sent:
To:
Monday, March 26, 2018 8:53 AM
Morgen Fry
Cc: Shannon Harker
Subject: FW: 4 Story mistake
From: Andrew Sonnet
Sent: Sunday, March 25, 2018 8:18 AM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: 4 Story mistake
Dear City Council,
Allowing a 4 story building, the tallest in all of downtown, will not only overshadow the entire central corner of this key
downtown center (State/Carlsbad Village Drive) but end the charm and inviting warmth. Even the architecture (facade
on both sides-especially the West Train side) ofthis development will rip away from the historic nature of this key
resident & visitor area.
Please do not allow this imposing overwhelming structure to be built.
Regards,
Andrew Sonnet
Carlsbad, CA. 92008
1
Morgen Fry
From: Council Internet Email
Sent:
To:
Monday, March 26, 2018 8:53 AM
Morgen Fry
Cc: Shannon Harker
Subject: FW: 4 story mixed use building at corner of State St. and Carlsbad Village Dr.
-----Original Message-----
From: Jeanne Herrick [
Sent: Sunday, March 25, 2018 6:36 AM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: 4 story mixed use building at corner of State St. and Carlsbad Village Dr.
We have lived on Davis Ave., off of Jefferson, since 1983. We have seen many changes in our fine community, including
our area becoming "the place to be". My husband is a contractor, we understand progress and building in a city. But to
allow a four story building on that corner compromises the aesthetics of the village and does away with a site that is
family friendly and in line with the Village feel. The direction we are heading with the tear down and replacement with
not only three story, but now proposed four story, will eliminate the Village by the Sea.
Thank you for voting NO to this project.
Bill and Jeanne Herrick
Sent from my iPhone
1
Morgen Fry
From: Council Internet Email
Sent:
To:
Monday, March 26, 2018 8:32 AM
Morgen Fry
Cc: Shannon Harker
Subject: FW: State St. & Carlsbad Village Drive
From: Sue Foote
Sent: Monday, March 26, 2018 6:24 AM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: State St. & Carlsbad Village Driv·e
I have been a Carlsbad resident for 24 years, and plan to be here for the rest of my life, because of the wonderful quality
of life, and controlled development that supports it.
I strongly encourage you to vote no on the 4-story behemoth structure being proposed for the corner of State Street and
Carlsbad Village Drive.
This kind of building is too large for this location, not in keeping with the downtown Carlsbad vibe, and would chip away
at the casual beach-town feel that welcomes visitors and tourists, and balances retail interests.
Please vote no.
Sincerely,
Susan F. Foote
Carlsbad, CA 92009
1
Morgen Fry
From:
Sent:
To:
Cc:
Subject:
Council Internet Email
Monday, March 26, 2018 8:32 AM
Morgen Fry
Shannon Harker
FW: Carlsbad Village_Upcoming Vote
From: leewtaylor@yahoo.com
Sent: Monday, March 26, 2018 8:16 AM
To: Council Internet Email <CityCouncil@carlsbadca.gov>; Keith Blackburn <Keith.Blackburn@carlsbadca.gov>
Cc: Lee Taylor <leewtaylor@yahoo.com>
Subject: Carlsbad Village_Upcoming Vote
Hello all,
While understanding the need for progress, I/others are very concerned regarding proposed upcoming construction,
specifically the corner lot on State Street.
Part of Carlsbad's charm has been its ability to maintain the sense of a small village, while moving forward. This imposing
structure is not in sync with that goal either in size/design. Please vote NO tomorrow.
Thank you.
Regards,
Lee Taylor
Carlsbad, CA 92010
1
Morgen Fry
From:
Sent:
To:
Cc:
Subject:
Council Internet Email
Monday, March 26, 2018 8:33 AM
Morgen Fry
Shannon Harker
FW: Proposed Carlsbad Village Center Development
From: keith@selectormedia.com
Sent: Sunday, March 25, 2018 7:05 PM
To: Keith Blackburn <Keith.Blackburn@carlsbadca.gov>; Michael Schumacher<michael.schumacher@carlsbadca.gov>;
Cori Schumacher <Cori.Schumacher@CarlsbadCA.gov>; Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: Re: Proposed Carlsbad Village Center Development
Dear Council Members,
In regard to the pending 3/27 vote for the proposed development on State Street and Carlsbad Village Drive, I am re-submitting my
original letter for your consideration and records. Since my last letter, the developer has changed the plans to address some of the
concerns brought up by Carlsbad citizens. These will have negligible, if any mitigation on the overall impact of this development on the
Village.
I, and many residents in the city, urge you to deny approval for this aberration of a project. Please help maintain the small town
atmosphere of the Village and not allow four-story monstrosities to proliferate. The current space is fine as-is, and will become even
more of a community gathering place with more container vendors recently approved to join the juice place. Please don't let Carlsbad
become Huntington Beach south, with the crowds, congestion and crime that comes along with the designation.
I request that this letter be a part of the public record for this issue and request a response.
Thank you for your time.
Best Regards,
Keith Hunter
Keith Hunter
----Original Message ----
From: .
To:
<matt.hall@carlsbadca.gov>, <keith.blackburn@carlsbadca.gov>, <michael.schumacher@carlsbadca.gov>,
<cori.schumacher@carlsbadca.gov>, <council@carlsbadca.gov>
Cc:
Sent:
Sun, 18 Feb 2018 17:02:46 -0800
Subject:
Proposed Carlsbad Village Center Development
'1
Dear Mayor Hall and City Council Members,
I am writing to you to express my opposition to the proposed Carlsbad Village Center currently being
planned to replace the open lot with the juice bar on the corner of State Street and Carlsbad Village Drive.
There are several reasons that approving this building will be disastrous for Carlsbad Village:
0 At 45-feet tall and four stories, the size and scope of this stnJdure would be drastically out of
character for the Village. It will create a bad precedent for structures of similar size to replace the
one and two story buildings and open space areas that currently comprise the city center. There
are several of these four story mixed-use developments being proposed for the city center. If they
proliferate, they will potentially turn the streets into shadowy canyons and wind tunnels, similar to
what Huntington Beach looks like now. This development simply does not fit in the Village.
" The building is proposed as "multiple-use," with office and business spaces on the first three .
floors, and five very large one-bedroom apartment units on the top floor, which range in size from
1,800 to 2,500 square feet. The developer apparently got a pass from the City to designate these
as vacation rental units, meaning that they will add to the seasonal tourist traffic already
impacting the City center, in addition to the extra traffic from the employees and patrons of the
businesses that will occupy the lower floors. Which brings attention to the next point... parking.
m The developer, from Orange County, will be circumventing parking requirements by purchasing
17 "in lieu" parking permits, for $11,240 each, as well as proposing a 12-space underground
parking garage accessible to residents via a "car lift," which is some sort of elevator for cars. This
proposed combination of parking mitigations allows the structure to qualify for the maximum
height limit of 45 feet. In the real world, it seems doubtful that residents or guests will go through
the trouble to use this car elevator every time they need to drive somewhere. Hence, already
scarce street parking on State Street will be further impacted.
11 Installing this building will conflict with the stated "Community Vision" laid out by the City, that
includes:
• Small town feel, beach community character and connectedness
Open space and the natural environment
11 Sustainability
• History, the arts and cultural resources
• Neighborhood revitalization, community design and livability.
The current space, as it's laid out with the juice bar and park, is something that should be replicated
instead of replaced. It's a meeting place for residents and visitors alike and sets Carlsbad apart from
other overbuilt beach towns such as Huntington Beach and Newport Beach. ,
I applaud Cori Schumac~er and Keith Blackburn for taking the overwhelming citizen feedback into
account when they voted to deny the proposed Carlsbad Village Center on February 13th.
I sincerely hope the Mayor i;ind other City Council members will take this cue and follow the will of their
constituents to preserve and sustain the small town feel of Carlsbad Village. Please don't succumb to
short-sighted proposals from out of town developers that would cause irreversible damage to the brand
and infrastructure of Carlsbad.
I request that this be a part of the-public record and would appreciate a response.
Thank you for your time.
Best Regards,
Keith Hunter
Keith Hunter
2
Morgen Fry
From:
Sent:
To:
Cc:
Council Internet Email
Monday, March 26, 2018 10:25 AM
Morgen Fry
Shannon Harker
All Receive -Agenda Item # ~
For the Information of the:
CITY COUNCIL I
ACM ./ CA $C oare&iell!t cna ( coo /
Subject: FW: 4 story mixed use building at State St. and Carlsbad Village Drive
From: Scott Beith ]
Sent: Monday, March 26, 2018 8:46 AM
To: Council Internet Email <CityCouncil@carlsbadca.gov>; Keith Blackburn <Keith.Blackburn@carlsbadca.gov>
Subject: 4 story mixed use building at State St. and Carlsbad Village Drive
Hello,
I've lived in Carlsbad since 1984 so I've seen the old and new, and frankly the new is not as appealing from a quality of
life -perspective. I'm not going to argue about what the over-development has adversely done to Carlsbad during the
past few years nor am I going write extensively about my fears for the future of Carlsbad as a result of thi~ overgrowth
cycle we are experiencing. I'll say, after all these years in Carlsbad I am considering leaving the city because of the poor
space management and the irresponsible changes being forced on this once great city. I'll share one story that haunts
me as I experience the unfortunate transition. In 2006 I visited the San Luis Obispo area and I was in an art gallery
speaking to the owner when two members of their city council entered the gallery. We spoke and I mentioned how
they did a great job keeping areas of land open to the community and refrained from building everywhere. I specifically
recall talking about a large area of prime coastal land where they built a play structure and other recreational open
areas, and I told them how amazed I was that land wasn't used for housing. They asked me where I lived and I said
Carlsbad. They responded, "Oh, we've looked at the San Diego area and coastal cities and decided we don't want our
community to be like that." Ouch I thought. That was almost 12 years ago. I wonder what those people think about us
now?
Please do not allow that behemoth to be built at State St. and Carlsbad Village Dr,ive. It's such a neat space and as a
resident/voter I do not want it there. I took my son there this past Christmas to listen to the CHS bands play Christmas
songs. For a moment that small patch of land felt like the Carlsbad of the past. Don't ruin another piece.
Scott Beith
92010
1
Morgen Fry
From: Council Internet Email
Sent:
To:
Monday, March 26, 2018 10:25 AM
Morgen Fry
Cc: Shannon Harker
Subject: FW: State Street Complex Proposal
-----Original Message-----
From: Ed Willers []
Sent: Monday, March 26, 2018 8:52 AM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: State Street Complex Proposal
We are opposed to the four story building being proposed for the corner of State Street and Carlsbad Village Drive. We
urge a no vote from the council on this inappropriate for the area building.
Edison & Jaclyn Willers
Carlsbad, CA 92010
Sent from my iPad
1
Morgen Fry
From:
Sent:
To:
Cc:
Subject:
-----Original Message-----
Council Internet Email
Monday, March 26, 2018 10:25 AM
Morgen Fry
Shannon Harker
FW: Four story mixed use corner of state and Carlsbad Village
From: Dominique []
Sent: Monday, March 26, 2018 9:13 AM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: Re: Four story mixed use corner of state and Carlsbad Village
Council Members,
As a fourth generation Carlsbad resident I would like to voice my disapproval of this building and disappointment with
some of the choices that have been made in the village. Our family has always loved Carlsbad for the quaint village
atmosphere and the long standing family businesses that dwelled there. It seems this new plan to "revamp" the village is
not conducive to small businesses and the city is more concerned with bringing in big companies than the small mom
and pop shops that once lined our streets. I urge you to think of the city's residents and not just tourists when making
these decisions. Several years ago there was an article in Carlsbad Magazine that really bothered me, it was the plan for
this "new village" and it really talked down upon the small businesses that were there, whether they were salons or
shops. Small businesses face enough challenges in California and at the time of the article the economy was struggling, I
think the city should focus on supporting its small businesses, especially those that have been in Carlsbad for decades.
Thank you,
Dominique Joseph-Valdez
1
Morgen Fry
From: Council Internet Email
Sent:
To:
Monday, March 26, 2018 10:25 AM
Morgen Fry
Cc: Shannon Harker
Subject: FW: Save the space
-----Original Message-----
From: Valerie Jahan
Sent: Monday, March 26, 2018 9:17 AM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: Save the space
Please keep the State St/Carlsbad Village Dr space as open as possible. A mini park, food cart, sitting area, meeting spot
would be perfect. A tall building is nuts. We don't need more apartments or retail in that spot. We need some air and
space. V. Jahan Carlsbad, 92008.
Sent from my iPhone
1
Morgen Fry
From: Council Internet Email
Sent:
To:
Monday, March 26, 2018 1:00 PM
Morgen Fry
Cc: Shannon Harker
Subject: FW: 4 Story Mixed Use Building Proposal
-----Original Message-----
From: George Moyer
Sent: Monday, March 26, 2018 12:44 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: 4 Story Mixed Use Building Proposal
Dear City Council Members,
As a Carlsbad resident since 1993 I have seen quite a bit of change. Some change is good, some is not so good.
The proposed 4 story building on the corner of State and Carlsbad Village Drive falls into another category -the not good
at all category.
The proposed building, even with its changed design is too big and aesthetically wrong for that lot, or any lot in our
quaint village. The proposal does not effectively deal with the Village parking issues nor with additional traffic problems.
We want to retain our family friendly quaint town.
This is your opportunity to keep Carlsbad -the Village by the Sea - a lovely place to live, work and visit, and not an
Orange County look alike.
Please vote no on the developer's latest proposal.
Thank you,
Holly Moyer
Carlsbad, CA 92008
1
Morgen Fry
From:
Sent:
To:
Cc:
Subject:
Council Internet Email
Monday, March 26, 2018 1:00 PM
Morgen Fry
Shannon Harker
FW: State Street/Carlsbad Village Drive project northwest corner
From: simon angel
Sent: Monday, March 26, 2018 12:34 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: State Street/Carlsbad Village Drive project northwest corner
Other than minor changes, this project remains the same. Its impact on the Village remains the same and we
join with other members of the community in opposing this project and for all the same reasons on which it
was opposed previously. We strongly urge the city council to unanimously reject this project and vote no on
the staff recommendation.
Barrio Carlsbad Community Advocates
1
Morgen Fry
From:
Sent:
To:
Cc:
Subject:
Council Internet Email
Monday, March 26, 2018 1:00 PM
Morgen Fry
Shannon Harker
FW: Please keep the "Village" in Carlsbad
From: KAY GAVIN
Sent: Monday, March 26, 2018 12:26 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>; Keith Blackburn <Keith.Blackburn@carlsbadca.gov>
Subject: Please keep the "Village" in Carlsbad
One of the key features that attracted us to Carlsbad vs other cities in North County was the "Village". We are
increasingly saddened if not frustrated by the city council's on-going efforts to destroy what makes Carlsbad unique and
why so many people choose to move here or visit.
As if putting a large corporate chain in the heart of the "Village" wasn't enough, now you want to put a 4 story building
at the entrance to State street. How this is suppose to assimilate and compliment the current 1-2 story businesses is
beyond me unless your goal is to eventually replace ALL the current buildings with similar structures and completely
destroy this town. We saw first hand how the Village of La Jolla was destroyed and now we seem to be witnessing it
again with Carlsbad.
From past projects we know many members on the city council ofte-n have their own agenda independent of the
residents' best interests or wishes but we hope at some point this will change.
If you hope to be reelected PLEASE vote No on this 4 story plan and help keep the "Village" in Carlsbad.
Sincerely,
Kay Gavin
1
Morgen Fry
From: Council Internet Email
Sent:
To:
Monday, March 26, 2018 2:12 PM
Morgen Fry
Cc: Shannon Harker
Subject: FW: State St. & Carlsbad Village Dr. (a.k.a. Elm St.)
From: Norman
Sent: Monday, March 26, 2018 1:17 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: State St. & Carlsbad Village Dr. (a.k.a. Elm St.)
I strongly oppose any significant change to the Village area. I grew up in Carlsbad in the 1950's and except for the names
on the buildings and a few business's leaving the Village it is the same as it was in 1952. and that is a good thing, what
with everything else changing at an astronomical pace it is reassuring to have a bit of the past around as an anchor.
Carlsbad has changed enough. Don't totally destroy our town.
Thank you,
Norman Almack
Carlsbad resident (off & on) since 1952
1
Morgen Fry
From: Council Internet Email
Sent:
To:
Monday, March 26, 2018 2:12 PM
Morgen Fry
Cc: Shannon Harker
Subject: FW: proposed 4 story building in the village
From: mary
Sent: Monday, March 26, 2018 1:31 PM
To: Keith Blackburn <Keith.Blackburn@carlsbadca.gov>; Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: proposed 4 story building in the village
Hello
I wish we the residents could vote on the proposed 4 story building on the corner of State and Carlsbad Village
Drive
Currently we have only 2 story buildings in our village
I feel The project is over bearing and completely out of the character of the rest of our village
Recall we voted out the Strawberry field Mall and aren't we happy ! ! !
Look at all the growth at your Carlsbad shoppers mall.
Please DO NOT BUILD A 4 STORY MONSTER IN OUR VILLAGE
M~ry Waits
Long Time resident and business owner
1
Morgen Fry
From: Council Internet Email
Sent:
To:
Monday, March 26, 2018 2:11 PM
Morgen Fry
Cc: Shannon Harker
Subject: FW: 4 story building state st.
-----Original Message-----
From: Carlsbad El Camino Florist
Sent: Monday, March 26, 2018 1:34 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Cc: Keith Blackburn <Keith.Blackburn@carlsbadca.gov>
Subject: 4 story building state st.
/
Hello
I wish we the residents could vote on the proposed 4 story building on the corner of State and Carlsbad Village Drive
Currently we have only 2 story buildings in our village I feel The project is over bearing and completely out of the
character of the rest of our village Recall we voted out the Strawberry field Mall and aren't we happy ! ! !
Look at all the growth at your Carlsbad shoppers mall.
Please DO NOT BUILD A 4 STORY MONSTER IN OUR VILLAGE
Mary Waits
Long Time resident and business owner
El Camino Florist
Carlsbad, CA 92008
1
Morgen Fry
From: Council Internet Email
Sent:
To:
Monday, March 26, 2018 2:11 PM
Morgen Fry
Cc: Shannon Harker
Subject: FW: 4 story State street project vote.
From: gavin@uic.com
Sent: Monday, March 26, 2018 1:51 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: 4 story State street project vote.
Dear council
I don't believe a 4 story building in the heart of the village fits into Carlsbad character. I would like to urge you
to VOTE. "NO"
Sent from IBM Verse
1
Morgen Fry
From:
Sent:
To:
Cc:
Subject:
Council Internet Email
Tuesday, March 27, 2018 9:00 AM
Morgen Fry
Shannon Harker
FW: Do Not Approve the 4 Story Mixed Used Bldg. on Carlsbad Village Dr. & State St.
From: Maggie Adams
Sent: Monday, March 26, 2018 5:31 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: Do Not Approve the 4 Story Mixed Used Bldg. on Carlsbad Village Dr. & State St.
Dear Carlsbad Council,
Please vote no on the 4 story mixed used bldg. This project is overbearing and completely out of character with our beautiful downtown
area. It will certainly worsen the already impacted parking.
Please keep the area simHar to the rest of the historic block, enjoyable, and family friendly.
Thank you,
Marilyn Adams
Carlsbad Resident
1
2
Morgen Fry
From:
Sent:
To:
Cc:
Subject:
Council Internet Email
Tuesday, March 27, 2018 8:57 AM
Morgen Fry
Shannon Harker
FW: Carlsbad Village Center proposed building
From: Christine Abrell
Sent: Monday, March 26, 2018 11:00 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>; Keith Blackburn <Keith.Blackburn@carlsbadca.gov>
Subject: Carlsbad Village Center proposed building
Dear Council:
Please vote NO on the Carlsbad Village Center projecttomorrow. This 4 story building is completely out of
place in that area. There are no other buildings of that height anywhere near there.
State Street, especially between Carlsbad Village Drive, and Grand Avenue, is a historic area. Some of the
buildings there have been there for decades. As Cori Schumacher noted in her vote of NO at the previous
council meeting in February, the area adjacent to this development consists of 1 and 2 story buildings.
Other communities, even those in Orange County and the fairly urban South Bay area of Los Angeles
(Manhattan Beach, Hermosa Beach, and Redondo Beach), are not approving many 4 story mixed-use
. buildings. AdditionaVy, most of the new developments in San Clemente, San Juan Capistrano, Laguna, and
Corona Del Mar, do not have large building heights.
The historic Carlsbad depot and city Visitor Center are just a few feet from this proposed development. This is
indeed a gateway to the Village, coming from both the east (1-5) and the west (from Carlsbad Blvd). Having this
towering and unattractive building overshadowing the historic area, will detract from the reasons many visit our
city. This will also be the "slippery slope", with many more of these being approved. People come to the
Farmer's Market and the Village to enjoy the unique atmosphere in Carlsbad. That atmosphere will be ruined
with this building.
The requests to alter the building to make it more of a "gateway", were met with very minimal changes from the
developer. It is still overpowering and completely out of character with the rest of the area.
The Village Faire opposes this development. Parking is already at a premium in the Village, and despite
reducing the "in lieu" parking spaces they are going to buy, 'they are still not providing enough parking. Yes we
have a train depot close by, but people still, by and large, need to drive to this area. Especially with the
wonderful Farmer's Market there, reducing parking availability will make the area less desirable for tourists and
residents alike.
This is not about "private property rights" or "rights to develop". There are NO mandates attached to this land,
as it is within the Coastal Zone and not subject to the current state mandates. Choice Juicery, which is there
now, is doing well, and the plans for 2 additional containers on the property, one with an alcohol license, will
further allow the developer to obtain a generous revenue stream from his investment. And these businesses
will further add to the uniqueness and desirability of tourists and residents to come to the Village.
1
Please do the right thing and vote NO on this project. Projects like this are the reason that many of my
generation (college students or adults in their twenties) are choosing to leave Carlsbad. It is too painful to
watch what is happening to our city. It would be unreasonable to expect the town to stay a sleepy village by the
sea forever. We know that. What we are asking for is development that reflects the interests and will of the
people to preserve the character of the place we know and love. When we do not see this happening, we lose
faith .in those we have elected and the political system in Carlsbad. We choose to move to places where our
voices will be h.eard. By voting according to the voice of the community, you can help restore our faith in this
government.
Thank you for your time and consideration.
Sincerely,
Christine Abrell
Stanford St., Carlsbad
r
2
Morgen Fry
From:
Sent:
To:
Cc:
Subject:
Council Internet Email
Tuesday, March 27, 2018 9:00 AM
Morgen Fry
Shannon Harker
FW: Please vote no on 4 story building development on Carlsbad Village Dr. and State
Street
From: Lisa A [
Sent: Monday, March 26, 2018 5:12 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>; Keith Blackburn <Keith.Blackburn@carlsbadca.gov>
Subject: Please vote no on 4 story building development on Carlsbad Village Dr. and State Street
Warm Greetings,
Please do not change the landscape of the village. I hope you will vote no tomorrow night on the 4 story development
at Carlsbad Village Dr. and State Street.
Let's keep our village quaint and limit buildings to two stories.
Thank you for your consideration.
Lisa Albers
Carlsbad, CA 92010
1
Morgen Fry
Council Internet Email From:
.sent:
To:
Tuesday, March 27, 2018 8:59 AM
Morgen Fry
Cc: Shannon Harker
Subject: FW: Carlsbad Village Center
From: Kitty McMahon [
Sent: Monday, March 26, 2018 5:49 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: Carlsbad Village Center
I encourage you to vote "no" on this project.
* 4 stories -too tall for the village, particularly on the corner of State and Carlsbad Village Drive, with its
sidewalk to sidewalk design.
* Underground/car-lift parking -this not seem at all sufficient to justify the developer's parking-in-lieu
purchase.
* Please review the City's Community Vision and Core Values document one more time ... this building
does not represent that vision.
Catherine McMahon
92011
Resident since 1983
1
Morgen Fry
From:
Sent:
To:
Cc:
Subject:
Council Internet Email
Tuesday, March 27, 2018 8:59 AM
Morgen Fry
Shannon Harker
FW: Building at State/CVD
From: Momophd Momofphd [
Sent: Monday, March 26, 2018 5:56 PM
To: Keith Blackburn <Keith.Blackburn@carlsbadca.gov>; Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: RE: Building at State/CVD
To Carlsbad City Council:
This 4 story mixed-use building at State and CVD is a monstrosity. It is NOT the appropriate structure for this "gateway
to the Village" prominent location. Rosanne Bentley
Carlsbad, CA 92008
1
Morgen Fry
From: Council Internet Email
Sent:
To:
Tuesday, March 27, 2018 8:59 AM
Morgen Fry
Cc: Shannon Harker
Subject: FW: 4 Story Mixed Use Building at State and CVD
From: Linda Beliveau [
Sent: Monday, March 26, 2018 6:03 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: 4 Story Mixed Use Building at State and CVD
Mayor and City Council Members,
Please vote down the mixed use building slated for CVD and State Street. This type of building will not fit with the look
and feel that Carlsbad residents have continuously, over and over, stated that they want to see in our downtown.
Please let's keep our cities downtown with some personality instead of the cookie cutter 4 story "work, live," type
buildings that are the rage in many cities. What kind of businesses do you most often see in these type of buildings,
phone stores, subways, nail salons.
Parking is already a major problem in this area and it is a crime to commit to more dense living spaces and businesses
without enough parking on site.
Please, we have the opportunity to do this right one time, vote no on this.
Sincerely,
Linda Beliveau
1
Morgen Fry
From: Council Internet Email
Sent:
To:
Tuesday, March 27, 2018 8:58 AM
Morgen Fry
Cc: Shannon Harker
Subject: FW: Proposed Building
From: Gay Betz
Sent: Monday, March 26, 2018 7:21 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: Proposed Building
'
Dear City Council members,
Please, please, stop the building of the horrendous monstrosity proposed for the comer of State Street and
Carlsbad Village Drive (Elm). These several story buildings are destroying the village that my family has loved
since the late 50's and early 60's. Carlsbad has been my home for most of those years, and it is heart-wrenching
to see these changes that are not improving, but are destroying the culture and feel of Carlsbad. This is our
home, and the City Council wants to make it a mini-metropolis. Please stop this before it is too late!
Gay Betz
A concerned citizen and longtime resident of Carlsbad, California
1
Morgen Fry
From:
Sent:
To:
Cc:
Subject:
-----Original Message-----
Council Internet Email
Tuesday, March 27, 2018 8:58 AM
Morgen Fry
Shannon Harker
FW: Giant buildings in historic downtown area.
From: Lisa Beveridge
Sent: Monday, March 26, 2018 5:56 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: Giant buildings in historic downtown area.
All I have to say is ... really? WHY? Why blight our beautiful historic downtown with oversized eyesore buildings? This is
just unacceptable.
Sent from my iPhone
1
Morgen Fry
From: Council Internet Email
Sent:
To:
Tuesday, March 27, 2018 8:58 AM
Morgen Fry
Cc: Shannon Harker
Subject: FW: Four story bulding
-----Original Message-----
From:.Gmail [mailto:
Sent: Monday, March 26, 2018 9:25 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: Four story bulding
There are five qualified voters in my family, and we all vote NO on that four story building on state street and Carlsbad
village dr. What a TERRIBLE idea!
· Jill McKenna
Sent from my iPad
1
Morgen Fry
From: Council Internet Email
Sent:
To:
Tuesday, March 27, 2018 8:58 AM
Morgen Fry
Cc: Shannon Harker
Subject: FW: Urge you to vote NO
From: Alex Kajitani [
Sent: Monday, March 26, 2018 9:49 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: Urge you to vote NO
Dear Carlsbad City Council,
I am writing you to vote "NO" on tomorrow's vote regarding the development of the mixed use building
on the corner of State St. & Carlsbad Village. The proposed changes are not enough, and will
significantly change the area in a way that will not benefit the Village.
Thank You,
Alex Kajitani
Carlsbad Resident
& California Teacher of the Year
1
Morgen Fry
From: Council Internet Email
Sent:
To:
Tuesday, March 27, 2018 8:57 AM
Morgen Fry
Cc: Shannon Harker
Subject: FW: Voting FOR our residents
-----Original Message-----
From: Robin Hansen
Sent: Monday, March 26, 2018 10:14 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: Voting FOR our residents
Council members;
I am writing to encourage you to make a vote that will surely stand as a very POSITIVE legacy of your tenure by
voting AGAINST the monstrosity threatening our village.
I am a resident since 1960, and my parents (still here!) since the 1950's. I know we cannot wish for what I, my husband
and thousands of longtime residents so fondly remember when we were growing up, but we CAN stand up for
responsible growth.
The project planned for the corner of CVD and State Street is certainly NOT in character or with the spirit of our village.
Aside from its sheer behemoth size, it would be certain to burden that already very busy'(and hazardous) intersection
with much more traffic, parking issues and confusion. All I see when I look at the plans is a Santa Monica-like spread of
ever-higher and bigger buildings obscuring the sunshine we seek to enjoy. Or, look as close as the pier area in Oceanside
for that matter ...
I have not spoken with or heard from ANYONE who thinks this is a good idea. Simply put, would you confidently
state that this EDIFICE would ONLY enrich the quality of life for our residents? I truly cannot imagine it. It's not good
enough to speculate that there may be some nebulous minor economic impact (for a very few) that is worth the
ravaging of our "small-town feel" Remember what residents said they wanted? It's not this.
Thank you and very sincerely yours,
Robin Hansen
1
Morgen Fry
From:
Sent:
To:
Cc:
Subject:
-----Original Message-----
Council Internet Email
Tuesday, March 27, 2018 8:56 AM
Morgen Fry
Shannon Harker
FW: Tonight's city Council meeting about the four Story building
From: Georgia Stroud [
Sent: Tuesday, March 27, 2018 8:28 AM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: Tonight's city Council meeting about the four Story building
I am against a four-story building in downtown Carlsbad. I have been visiting and living in Carlsbad on and off since 1954
and always enjoyed the downtown feeling of a small town. I will attend the meeting tonight I am opposed to the height
Sent from my iPhone
1
Morgen Fry
From:
Sent:
To:
Cc:
Subject:
-----Original Message-----
Council Internet Email·
Tuesday, March 27, 2018 8:57 AM
Mor!::Jen Fry
Shannon Harker
FW: Opposed to 4 story Building!!!
From: Amy Schaefer
Sent: Monday, March 26, 2018 9:57 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>; Keith Blackburn <Keith.Blackburn@carlsbadca.gov>
Subject: Opposed to 4 story Building!!!
Please do not approve plans for this building!!! It is not in line with the current feel of the city and will detract from local
businesses. If our downtown area becomes to built up, I and many other locals will no longer frequent the businesses
and they will be left solely to rely on tourism -a seasonal source. This is NOT the Carlsbad we want and we will no longer
support any member of the council who continues to vote for massive development and ignore the interests of local
residents.
Sincerely,
Amy Schaefer
Sent from my iPhone
1
Morgen Fry
From:
Sent:
To:
Cc:
Subject:
-----Original Message-----
Council Internet Email
Monday, March 26, 2018 3:41 PM
Morgen Fry
Shannon Harker i • FW: No 4 story in aide Carlsbad
From: Kevin OKeefe [
Sent: Monday, March 26, 2018 2:30 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: No 4 story in olde Carlsbad
All Receive -Agenda Item # q
For the Information of th;-
CITY COUNCIL
A';~4"".CA ,/ CC /
Date~ CM I/" COO II"
No four-story buildings in old Carlsbad even if the fourth story is obscure still sets the precedent The counselor currently
doing a horrible job about parking in Carlsbad and allowing more buildings with reduce the parking spaces is
counterproductive to all of us who live in Carlsbad All of our school pick up and drop off areas are extremely congested
during the day due to poor planning and expansion of our city We have a good reputation to be a progressive city with
solid fiscal policy don't ruin it This four story issue reminds me of the bars in Carlsbad city Council just does not get the
vision
Sent from my iPhone
(
1
Morgen Fry
From:
Sent:
To:
Cc:
Subject:
Council Internet Email
Monday, March 26, 2018 3:41 PM
Morgen Fry
Shannon Harker
FW: 4 story mixed use building at State St. and Carlsbad Village Drive
From: Ziv Ran [
Sent: Monday, March 26, 2018 3:40 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: 4 story mixed use building at State St. and Carlsbad Village Drive
I am opposed to the construction of a 4 story mixed use building at State St. and Carlsbad Village Drive
1
Morgen Fry
From: Council Internet Email
Sent:
To:
Monday, March 26, 2018 4:52 PM
Morgen Fry
Cc: Shannon Harker
Subject: FW: Mixed use building @ State/Elm
-----Original Message-----
From: a lex jubb
Sent: Monday, March 26, 2018 4:45 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: Mixed use building @ State/Elm
Members of the city council:
As a 36 year old, 36 year resident of Carlsbad, I have seen a great deal of change living here. And while I understand
change is inevitable, lately I've become more and more concerned over the choices being made by our city council;
especially those concerning our village. Parking to get my haircuts at Garcia's or eat in the village has become
increasingly diffi,cult since high school. Adding a 4 story mixed use building at this location does not fit the scale of our
downtown and will punish established businesses once their customers can no longer find parking. Please reconsider
this development plan; only a very small minority of your constituents are interested in living in "new south LA," and I
worry that your legacy shouldn't be "the council that destroyed the village." Thank you for your consideration.
Respectfully,
Dr. Alexander Jubb
1
Morgen Fry
From: Council Internet Email
Sent:
To:
Monday, March 26, 2018 4:53 PM
Morgen Fry
Cc: Shannon Harker
Subject: FW: 4 story building on State street in Carlsbad
From: Heather Hurley ]
Sent: Monday, March 26, 2018 4:20 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: 4 story building on State street in Carlsbad
Please do not approve the 4 story building on State street, or any other 4 story building in the village of Carlsbad.
Heather Hurley
Carlsbad
CA 92008
1
Morgen Fry
From:
Sent:
To:
Cc:
Subject:
Council Internet Email
Monday, March 26, 2018 4:53 PM
Morgen Fry
Shannon Harker
FW: vote on large building on Carlsbad Village and State Street
From: Candy Chesnut [
Sent: Monday, March 26, 2018 4:09 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: vote on large building on Carlsbad Village and State Street
Im emailing to let you know I do not support this large, 4 story building in downtown Cbad. It kills the quaint
feel of the neighborhood and will block out the sun to other shops. I love having a park-like comer there where
you can seat outside. Keep it cozy Carlsbad!!!
Candy Chesnut
1
Morgen Fry
From: Council Internet Email
Sent:
To:
Monday, March 26, 2018 4:53 PM
Morgen Fry
Cc: Shannon Harker
Subject: FW: Carlsbad Village Center proposed building
From: drdianeb@aol.com [
Sent: Monday, March 26, 2018 4:00 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>; Keith Blackburn <Keith.Blackburn@carlsbadca.gov>
Subject: Carlsbad Village Center proposed building
Dear Council:
Please vote NO on the Carlsbad Village Center project tomorrow. This 4 story building is completely out of place in that
area. There are no other buildings of that height anywhere near there.
State Street, especially between Carlsbad Village Drive, and Grand Avenue, is a historic area. Some of the buildings there
have been there for decades. As Cori Schumacher noted in her vote of NO at the previous council meeting in February,
the area adjacent to this development consists of 1 and 2 story buildings.
Other communities, even those in Orange County and the fairly urban South Bay area oflos Angeles (Manhattan Beach,
Hermosa Beach, and Redondo Beach), are not approving many 4 story mixed-use buildings. Additionally, most of the new
developments in San Clemente, San Juan Capistrano, Laguna, and Corona Del Mar, do not have large building heights.
The historic Carlsbad depot and city Visitor Center are just a few feet from this proposed development. This is indeed a
gateway to the Village, coming from both the east (1-5) and the west (from Carlsbad Blvd). Having this towering and
unattractive building overshadowing the historic area, will detract from the reasons many visit our city. This will also be the
"slippery slope", with many more of these being approved. People come to the Farmer's Market and the Village to enjoy
the unique atmosphere in Carlsbad. That atmosphere will be ruined with this building.
The requests to alter the building to make it more of a "gateway", were met with very minimal changes from the developer.
It is still overpowering and completely out of character with the rest of the area.
The Village Faire opposes this development. Parking is already at a premium in the Village, and despite reducing the "in
lieu" parking spaces they are going to buy, they are still not providing enough parking. Yes we have a train depot close by,
but people still, by and large, need to drive to this area. Especially with the wonderful Farmer's Market there, reducing
parking availability will make the area less desirable for tourists and residents alike.
This is not about "private property rights" or "rights to develop". There are NO mandates attached to this land, as it is
within the Coastal Zone and not subject to the current state mandates. Choice Juicery, which is there now, is doing well,
and the plans for 2 additional containers on the property, one with an alcohol license, will further allow the developer to
obtain a generous revenue stream from his investment. And these businesses will further add to the uniqueness and
desirability of tourists and residents to come to the Village.
Please do the right thing and vote NO on this project.
Thank you for your time and consideration.
Very truly yours,
Diane Bedrosian
1
Morgen Fry
From: Council Internet Email
Sent:
To:
Monday, March 26, 2018 4:53 PM
Morgen Fry
Cc: Shannon Harker
Subject: FW: Vote NO to 4 story buildings
-----0 rigi na I Message-----
From: Regina Roesch
Sent: Monday, March 26, 2018 3:53 PM
To: Keith Blackburn <Keith.Blackburn@carlsbadca.gov>; Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: Vote NO to 4 story buildings
> I heard that the Carlsbad city council is voting on a proposed 4 story building in the heart of downtown Carlsbad.
>
> PLEASE VOTE NO ON THIS PROJECT.
>
> I have lived in Carlsbad for 27 years (back when we had Elm Street). A four story building in Carlsbad is a bad idea. The
village has always been just that, a village! There have been new changes added such as condominiums and other
housing (including the ripping down of the building my hair salon was in).
> A two story building is okay at that location, please, please don't allow a four story building to be put up. Or we will
start looking like downtown San Diego.
>
> Keep the Village a village!
>
> Thank you.
>
> Regina Roesch
1
Morgen Fry
From:
Sent:
To:
Cc:
Council Internet Email
Tuesday, March 27, 2018 1:28 PM
Morgen Fry
Shannon Harker
Subject: FW: CARLSBAD VILLAGE CENTER-PROJECT NO. RP 16-13/CDP 16-35 (DEV16040)
Importance: High
From: R. Martin Muldoon [
Sent: Tuesday, March 27, 2018 1:10 PM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
u ~>i~~·a,:i'
For the Information of the:
CllYCOUNCIL
ACM.:!._CA 7-;/
Date~CM_.:..COO_._.
Subject: CARLSBAD VILLAGE CENTER-PROJECT NO. RP 16-13/CDP 16-35 (DEV16040)
Importance: High
To All,
My wife and I have lived in Carlsbad for 30 wonderful years. We have seen gradual changes in Carlsbad over
these years -mostly good, but some bad. Most all of the bad decisions have been mitigated to a reasonable
impact and life in the village has continued. I can even recall where one bad decision (Split Pavilion aka The
Monkey Bars) was overturned, as the City Council listened intently to its residents, and was not swayed by
outside forces.
And that's what's at stake, here. Is the City Council willing to listen to the people for whom they work or are
they beholden to another entity?
This monstrosity of a project -the Carlsbad Village Center -is another bad decision in the making. But unlike
past civic discretions, the quaint Village by the Sea won't be able to mitigate its damage to the charm and feel
ofthe village. The towering edifice will forever change the personality of the hub and de facto meeting
place of the village. The sight lines along Carlsbad Village Drive to and from the beach will forever be
blocked. The free space, flow and sunshine that welcomes residents and tourists alike will be choked and
blocked. And the parking scarcity that is already reaching levels of worry, will then be of grave concern. It's
simply an ill-conceived idea.
1
I'm still at a loss as to why this was even entertained given its incompatibility with the surrounding designs and
feel of the village. If I may impart a valuable lesson to those who will be voting on the future of the village -
Growth for the sake of growth is the idea logy of the cancer cell.
Do not approve this project.
Regards,
Martin Muldoon
2
Morgen Fry
From:
Sent:
To:
Cc:
Subject:
Council Internet Email
Tuesday, March 27, 2018 1:29 PM
Morgen Fry
Shannon Harker
FW: 4 story mixed use building at State St. and Carlsbad Village Drive vote
From: Smith, Kristin N.
Sent: Tuesday, March 27, 2018 9:13 AM
To: Council Internet Email <CityCouncil@carlsbadca.gov>; Keith Blackburn <Keith.Blackburn@carlsbadca.gov>
Subject: 4 story mixed use building at State St. and Carlsbad Village Drive vote
As a resident of Carlsbad I respectfully ask that you vote against the building of the 4 story structure at State
St. and Carlsbad Village Dr.
Simply put, villages don't have 4 story buildings; nothing about the word "Village" connotes large
structures. Please keep the Carlsbad Village a true "Village."
Respectfully,
Nikki Smith
Professor, Communication Studies
Palomar College
1
Morgen Fry
From: Council Internet Email
Sent:
To:
Tuesday, March 27, 2018 1:29 PM
Morgen Fry
Cc: Shannon Harker
Subject: FW: PLEASE don't build a 4-story building downtown
-----Original Message-----
From: Mary James
Sent: Tuesday, March 27, 2018 11:04 AM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: PLEASE don't build a 4-story building downtown
It would be the beginning of the end of our charming city to build a 4-story building on the corner of State St. and
Carlsbad Village Drive.
Sincerely, Mary and Richard James
Sent from my iPhone
1
Morgen Fry
From:
Sent:
To:
Cc:
Subject:
Council Internet Email
Tuesday, March 27, 2018 1:28 PM
Morgen Fry
Shannon Harker
FW: NO mixed use building on Carlsbad Village and State
From: Linda Sharp [
Sent: Tuesday, March 27, 2018 11:52 AM
To: Council Internet Email <CityCouncil@carlsbadca.gov>
Subject: NO mixed use building on Carlsbad Village and State
A building on that site would be a horrendous idea; fundamental change to the look and feel of
that pivotal intersection, increased traffic in an already congested spot, no compelling reason to
build it except to enrich a few at the expense of the town and most citizens.
In short, there is no good reason TO build it.
Linda Sharp
Carlsbad resident
1
Carlsbad Village Center
Carlsbad City Council Meeting
March 27, 2018
Item #8
Kristine Wright
Carlsbad 92008
I j
evt. c.,vD
~"1 ~+td:L ,,G\/D
l-t2.&~~
CM l dr~A ', l Uct ~ (~M-
8. SCENIC AND VISUAL RESOURCES, HISTORIC RESOURCES
POLICY 8-1 SITE DEVELOPMENT REVIEW
The Scenic Preservation Overlay Zone should be applied where necessary throughout the Carlsbad
coastal zone to assure the maintenance of existing views and panoramas. Sites considered for
development should undergo individual review to determine if the proposed development will obstruct
views or otherwise damage the visual beauty of the area. The Planning Commission should enforce
appropriate height limitations and sec-through construction, as well as minimize any alterations to
topography.
POLICY 8-2 POTENTIALLY HISTORIC STRUCTURES
The City's historic structures which have the potential to meet criteria for inclusion in the National
Register of Historic Places appear to be economically well-used at present. The sites with historic
significance of "local importance" also appear to be in active use. However, maintenance, repair and use
of these properties may require special attention. The building code flexibility and tax benefits which
may be available to such properties need further study. The City of Carlsbad in conjunction with
individual property owners of historically significant structures should determine which local and federal
programs arc applicable and take advantage of them as appropriate.
City of Carlsbad, A11gust 9, 2017 90 Local Coastal Program
1. Local Coastal Program Policy 8-3
City of Carlsbad, August 9, 2017 90 Local Coastal Program
Land Use -Mello JI C/rapter 11-2
POLICY 8-3 INFILL DEVELOPMENT DESIGN REVIEW
While the Scenic Preservation Overlay Zone can be used to enhance the character of new development,
the City of Carlsbad should adopt a policy whereby the unique characteristics of older communities
( especially thc.Elm..Strcct corridor) can be protected through their redevelopment scheme. This policy
should reflect design standards which are in accordance with the flavor of the existing neighborhood.
Carlsbad Village Center
City Council
March 27, 2018
Staff: Shannon Harker, CED
Location Map
Background
City Council considered project on February 13, 2018
No action take due to tie vote
(K. Blackburn and C. Schumacher –No)
Council Member Blackburn had concerns regarding
visual impacts of the building as viewed from the west
on Carlsbad Village Drive
Recommended the applicant revise the design to
address concerns and return for reconsideration on
March 27, 2018
Site Plan
Location of Changes in Design
Existing
Ground
Floor
10’ setback at
corner
76 square feet
10’
Previous Rendering
State Street and Carlsbad Village Drive
2nd floor office
above
25’
25’ setback at
corner
500 square
feet
Proposed
Ground
Floor
Proposed
Ground Floor
378 SF reduction in retail
area
25’ setback at corner
500 SF at corner allows for
plaza or outdoor dining
Removed patio on 2nd floor
2nd floor office projects
over portion of plaza
366 SF at corner
unobstructed from ground
to sky
13’25’
2nd floor above
10’
Design Changes
Carlsbad Village Drive and State Street
Existing Proposed
Proposed Rendering
State Street and Carlsbad Village Drive
Changes to
Southwest
Corner
Design Changes
Carlsbad Village Drive and Alley
Existing Proposed
Proposed Rendering
Additional Revisions to Project
Reduction in retail area results in the reduction
in the number of commercial parking spaces
required
Error in parking calculation for 2nd floor office
area discovered as part of revision process
Requested number of parking in-lieu fees
reduced from 17 to 13
Summary
Project remains consistent with the development
standards of Land Use District 1 of the Village
Master Plan
Changes represent an improvement in the design
of the south elevation
Increased setback activates the corner and
provides opportunities for a café/plaza
Recommendation
That the City Council ADOPT a Resolution
approving Major Review Permit No.RP 16-13
and Coastal Development Permit No.CDP 16-
35 and ADOPT a Resolution approving a
request to participate in the Parking In-Lieu
Fee Program for 13 commercial parking
spaces.
Parking In-Lieu Fees
26 spaces required
10 residential spaces
16 commercial spaces
13 proposed on-site
13 parking in-lieu fees
requested
Applicant can request to
pay 100% of office/retail
parking (up to 13 stalls)
w/in-lieu fees
Roosevelt Center
Use to the East
39’ tall
City Council
February 13, 2018
Item No. 9, Carlsbad Village Center
Staff: Shannon Harker, CED
Project Site
Project Site
Public Right-of-Way
State Street Carlsbad Village Drive
9’-11”
12’
State Street Alley
Uses on
East Side of
State St.
Building height: 19-20’
Site
Plan
(2)
Car Lifts Building
Footprint
Parking
Garage
CAR
LIFTS
•12 spaces in
parking garage
-10 residential
-2 commercial
•1 accessible space
at-grade
•Request to
purchase 17
parking in-lieu
fees
1st Floor
CAR
LIFTS
Retail
Lobby for
office/
residential
units
Car lifts
Trash enclosure
Accessible
parking
2nd Floor
1 UNIT Professional
offices
One
residential
apartment
Storage
3rd and 4th Floors
1 UNIT3 UNITS
Early Public Notice
State Street and Carlsbad Village Drive
Revised Design
State Street and Carlsbad Village Drive
Carlsbad Village Drive and Alley
East Elevation
(State Street)
45’ max. height
12’
10’
17’5’13’27’
Existing storefront
29’
South Elevation
(Carlsbad Village Drive)
10’24’16’
9’
North Elevation
Existing Building
Alley
29’
Cross Section
West Elevation (Alley)
8’
8’
16’5’13’40’
Parking In-Lieu Fees
30 spaces required
10 residential spaces
20 commercial spaces
13 proposed on-site
17 parking in-lieu fees
requested
Applicant can request to
pay 100% of office/retail
parking (up to 20 stalls)
w/in-lieu fees
Findings for Parking
In-Lieu Fees
Project is consistent with
the Village Master Plan
Project is consistent with
Land Use District 1
Adequate parking is
available in the Village
In-lieu fee program has
not been suspended by
City Council
Village Parking Study
May 2016
July 2016
Average = 51%
Peak = 70%
Public Parking Lot on
South Side of Carlsbad Village Drive
MAY 2016
Weekday peak: 47%
Weekend peak: 30%
JULY 2016
Weekday peak: 32%
Weekend peak: 60%
Planning Commission
Recommended approval 6-1 (Goyarts No) on
December 6, 2017
Discussed changes in project design, parking, potential
incompatibility of office and residential uses on the
same floor
Concerns expressed by community primarily focused
on parking, the height and scale of the project and the
impact it would have on the character of the Village
Planning Commission Resolution No. 7276
Included condition prohibiting vacation rentals
for the residential units
Vacation rentals are permitted in coastal zone
Staff recommends deletion of the condition
Recommendation reflected in City Council
Resolution
Compliance with Village Master Plan
Consistent with the development
standards of Land Use District 1
Contributes toward revitalization of the
Village
Establishes the Village as a quality
shopping, working and living
environment
Provides new residential and
commercial development near mass
transit
Adds new commercial office and retail
space; new employment opportunities
Compliance with General Plan
Land Use & Community Design Element
Village Land Use Policy 2-P.70
“Seek an increased presence of both residents and
activity in the Village with new development,
particularly residential, including residential as part
of a mixed-use development…”
Compliance with CEQA & CAP
Categorically exempt from CEQA, Section 15332, In-Fill Development
Project is consistent with Village Master Plan and General Plan
Site is less than 5 acres and surrounded by urban land uses
Site has no value as habitat for sensitive species
Approval would not result in significant impacts to traffic, noise, air or
water quality
Site can be adequately served by utilities and public services
Project not subject to Climate Action Plan; below screening
threshold
Timeline for City Documents that affirm Historic Preservation Viability in the
Village:
Envision Carlsbad Working Paper 4: History, the Arts and Cultural
Resources, circa 2010:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?BlobID=23349
Adopted Village Master Plan and Design Manual, Revised 2013, and
currently being used:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?BlobID=24148
General Plan EIR Section 3.7, Historical, Archaeological, and
Paleontological Resources, March 2014:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?BlobID=23271
General Plan Update: Arts, History, Culture, and Education Element,
September 2015:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?BlobID=24061
April 2016 Revised Master Plan, Part One –Plan, Section 2.8.1 Historic
Preservation
: http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?BlobID=30474
Envision Carlsbad Working Paper 4: History, the Arts
and Cultural Resources, circa 2010:
“Other Potential Resources:
The city acknowledges that there are several buildings and areas
with local historic and/or architectural merit that characterize the
city’s heritage, as they meet the descriptions of structures of
specific historic architectural styles, or they represent a
settlement within a specific area that contributed to the cultural
values of the city…While these resources have been identified by
the City of Carlsbad, the Save Our Heritage Organization, and
the Carlsbad Historical Society, they are not officially listed
federal, state or local historic resources.”
“While the above resources have not been officially designated
as federal, state, or local historic resources, they may be
determined eligible for listing as official historic resources upon
further review and analysis.”
Envirion Carlsbad
Other Potential Resourc.es
The city acknow!cdgcs that there arc SC'\''Ctal
building:; and areas with local historic and/or archi-
tcctu.ra) merit that characterize the city's heritage, as
they meet the descriptions of structu.rcs of specific
historic architectural styles, or they represent a .set·
t1cmcnt within a specific area that contributed to
the cultural values of the city. A brief description
of these buildings and/or locations is offered below
and the location of these resources is shown on
Figure H . \\'bile these resources ha1,-c been identi·
6cd by the City of Carlsbad. the Save Our Heritage
Organisation. and the Carlsbad Historical Society,
they arc not officiaHy listed federal. state or local
historic resources.
Carlslnd VUJagc (A}. Carlsbad YiUagc is located
along Carlsbad ViUagc Drive and is known for
spcciahy shops, clothing stores, and restaurants.
l hc viJJagc is home to buildings that consist
o( New England style architecture, and hosts
events such as Carlsbad Art in the Vi11agc and
Carlsbad ViUagc Street Faire.
Old Carlsbad (B). O!d Carls.bad is the origi-
na) boundaries of the City of Carlsbad, which
encompasses the area south o( Buena Vista
Lagoon. west of El Camino Real, and north of
Cannon Road. Several historic buHdings arc
located in this area. including the Magee House.
Barrio Ncighborhood (C). l hc Barrio was the
6rst neighborhood established in Carlsbad in
the l92os. 'the area ind udcs sc\·cra) locally rec·
ognizcd historic bui)dings. businesses and sites.
Marron Adobe (0). (l85os) Property includes
the Buena Vista Creek and El Sa1to FaUs archae-
o!ogica) sites as wcU as natural open space, part
of which is sensitive habitat.,:
SL Michael's Episcopal Church (E). 2775
Carlsbad Blvd (1894)
SL Patrkk•s Church (Heritage Hall) (F). Magee
Park, 26.50 Garfield Sr. (1926)
11 St,., 011( Hmt..oi,,o Orf::-lliSMillll. J006. Man~ ... dllbt. v;.,.c,,! u ,
bup~allditjlVl,Pfdlte1illll.rJ006..J/mur1111.b11111 .. U.:~$k d
Sfpl. I), 10\o.
16 www.carlsbadca.gov/envision
Red Apple tnn/Army Navy Ae;tdemy (G). 2$85
Carlsbad Bl1·d. (1917)
Carlsbad Mineral Springs Hotcl/ Carlsbad·B)'4
'lhC4Sca (H). 2855 Carlsbad Blvd. (19J0)
·1win Inns/ Oc,can House (I). 2978 Carl.shad
Bfrd. (1887)
Cohn Housc/Norte 0). JOOJ Carlsbad Blvd.
(1929)
Gage Housel Monterey Condomjniums (K).
Jo8o Lincoln St. (1934)
Killian Building (L). ~oo State St. (19-ios
~th Coast Land Company/ G~
Barbcnhop (M}. 29.56 State: St. (Circa 19_M)
Los Diego Hotd/CaJdci Pomodoro Res.tau.rant
(N)~_gi State SL (19_;5)
Carlsbad Theatre (0). 282.2 Stare St. (1916-17)
Barrio Museum (P). JJ04 Roosevelt St.
, Ramirez House (Q). 3309 Roosei•e/r Sr. (1918)
~1ission Santiago (R). JJ-2.9 Rooseveir St. (Circa
19'2))
Gaus House (S). J442 Roosevtlt St. (1919)
Shaw House (T). Jo8J HJgMand Dr. (1917)
Shirley House (U). 1542 Oak Sr. (Circa Late
t&Sos)
G'u.h-cr House (V}. 3140 Highland Dr. (Circa
1887)
Krcutz.kamp House (W). 624 Laguna Dr. (189'0s)
Beller House (X). 1448 f'orest Aw. (Circa 18~14)
Ramsay House (Y). tJJO Chuparosa Way (1904)
While the abc,,vc rcsoarccs ha1,-c not been offi-
cially designated as (cdcraJ. state, or local historic
resources. they may be determined eligible for
listing as official historic resources upon further
review and analysis. For example, several potcntia)
historic bui)dings listed abo\'e consist of struc-
tu.rcs that arc approximately 50 to 160 )'Cars old.
and the.ref ore, may qualify as an historic resource
if other criteria (including local, state or federal)
apply. According to the Cultura) Re.source Sur\'ey
The three Potential Historic Structures identified by the City of
Carlsbad in Envision Carlsbad Working Paper 4, highlighted in
yellow are existent, in use, and located on the on State Street,
quite near the proposed development: “While the above resources
have not been officially designated as federal, state, or local historic
resources, they may be determined eligible for listing as official historic
resources upon further review and analysis.”
Killian Building (L). 2900 State St. (1920s), located next to the proposed
development, was the original home of the Carlsbad Journal, Carlsbad’s
first weekly newspaper, the grocery store of Pete Aguilar, one of the
Barrio’s earliest settlers, and office of Carlsbad’s first doctor.
South Coast Land Company/ Garcia’s Barbershop (M). 2956 State St.
(Circa 1914), located across State Street from the development, office of
the South Coast Land Company that helped develop the old town of
Carlsbad, built the Buena Vista Reservoir and established the Carlsbad
Mutual Water Company, which supplied much of the town of Carlsbad with
water for about 40 years.
Los Diego Hotel/Caldo Pomodoro Restaurant
(N). 2907 State St. (1925), located on the same side of State Street, on the
same block is one of the first hotels built in Carlsbad.
The Envision Carlsbad list of Potential Historical Resources has been
carried through to the General Plan EIR and the General Plan Update,
adopted 2015. You can find detailed evaluations of these listed Potential
Historic Resources at the Cole Library.
................. ~--
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Fitllrt: 3.7,I
PROPOSED GENERAL PLAN
Histotic and Cu!wtal Arts R.esourt:es
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Red Apple Inn/
Army Navy A,oh\
Magee
House
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Carlsbad Village
LAGUNA DR
!.\Museum of
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Hist<
Adopted Village Master Plan and Design Manual, Revised
2013 and currently being used:
“Every effort will be made by the city to work with private
property owners to preserve buildings and/or other historical
landmarks within the Village Area as part of the downtown
revitalization program…The city will research and consider the
feasibility of creating a historic district within the Village Area
to assist in the effort to preserve the history of Carlsbad and,
more specifically, the Village.”
General Plan Update: Arts, History, Culture, and
Education Element, September 2015:
“Historic Resources Goals are
1.7-G.1 Recognize, protect, preserve, and enhance the
city’s diverse heritage.
2.7-G.2 Make Carlsbad’s history more visible and
accessible to residents and visitors.”
“Historic Resources Policy:
1.7-P.1 Prepare an updated inventory of historic
resources in Carlsbad, with recommendations for
specific properties and districts to be designated in
national, state, and local registries, if determined
appropriate and with agreement of the property
owners.”
April 2016 Revised Master Plan, Part One –Plan, Section
2.8.1 Historic Preservation:
“Preservation and renewal of historic buildings, districts and
landscapes affirm continuity and evolution of urban society.
Consistent with community interest and the General Plan, the
following are (eight) considerations for historic preservation in
the Barrio and Village, many of which are based on General
Plan policies,” are described.