HomeMy WebLinkAbout2021-07-13; City Council; ; Consider an Appeal of a Planning Commission Decision to Approve a Four-Unit Residential Condominium Project Located at 320 Hemlock Ave.
Meeting Date: July 13, 2021
To: Mayor and City Council
From: Scott Chadwick, City Manager
Staff Contact: Chris Garcia, Associate Planner
chris.garcia@carlsbadca.gov, 760-602-4622
Subject: Consider an Appeal of a Planning Commission Decision to Approve a
Four-Unit Residential Condominium Project Located at 320 Hemlock Ave.
District: 1
Recommended Action
Hold a public hearing and adopt a resolution denying the appeal and upholding the decision of
the Planning Commission to approve a planned development permit, site development plan,
coastal development permit and tentative parcel map to demolish an existing single-family
home and construct a four-unit residential air-space condominium project, on a 0.19-acre in-fill
site located at 320 Hemlock Ave., within the Mello II Segment of the Local Coastal Program and
Local Facilities Management Zone 1.
Executive Summary
The Planning Commission conducted a public hearing on April 7, 2021, regarding a project
application to demolish an existing single-family home and construct a four-unit residential air-
space condominium project at 320 Hemlock Ave.1 The Planning Commission voted to approve
the project, but a community member appealed the decision over concerns about its proposed
density, front yard setbacks and what they contended was a lack of sufficient information for
the commission to make an informed decision. In accordance with Carlsbad Municipal Code
Section 21.54.150, appeals of Planning Commission decisions are considered by the City
Council.
Discussion
Project description and background
The proposed project is on a 0.19-acre infill site within the R-23 Residential General Plan
Designation, Mello II Segment of the Local Coastal Program, R-3 Multiple-Family Residential
Zone and the Beach Area Overlay Zone.2 The development of the proposed condominium
1 Ownership of an airspace condominium unit typically includes the interior, unfinished surfaces of the unit’s
perimeter walls, floors, ceilings, windows and doors. Everything existing beyond those boundaries would generally
constitute common area.
2 Development on an infill site fills vacant and under-utilized lots that exist between other developments in a
mostly built-out area.
July 13, 2021 Item #13 Page 1 of 33
project requires the processing and approval of a planned development permit, site
development plan, coastal development permit and tentative parcel map. The tentative parcel
map associated with the subdivision is considered minor because it involves the division of land
into four or fewer condominiums. Topographically, the site is generally flat and does not
contain any sensitive vegetation.
The proposed units will be three stories with an overall building height of 30 feet. Units 1, 3 and
4 contain three bedrooms, two-and-a-half bathrooms and range in size from 2,137 to 2,172
square feet. Unit 2 is 2,349 square feet, contains three bedrooms, plus an office, and has three-
and-a-half-bathrooms. All units include private deck areas off the second and third floors.
Additionally, Unit 3 and Unit 4 each have an exclusive-use yard at the ground level to the rear
of the property. The common areas include a private drive aisle, guest parking spaces and
common landscaped areas.
The architectural character of the project is a beach contemporary style featuring simple
rectangular shapes with gable roofs and shed roof accents. Primary building materials include
white smooth stucco, white and gray board and batten siding, and white- and gray-painted
wood fascia boards. Composite asphalt shingles cover a 3:12-pitched roof on each building.
Planning Commission hearing
The Planning Commission considered the proposed project at a public hearing held on April 7,
2021. At the hearing, seven members of the public asked to have their comments read into the
record. The comments contended that:
• The project’s developer should not be allowed to round up the unit yield calculation
from 3.6 to 4 units
• The units were too large and out of character with the surrounding neighborhood
• The project includes too small of a front yard setback, lacks on-site parking reduces
public parking, safety, and open space and increases traffic, trash and noise
• The project may have negative neighborhood impacts if the units are used for short-
term vacation rentals
Community members made additional comments that were not read into the record. These
were both in support of the project and against it.
The applicant and staff responded to the issues raised before the Planning Commission, some
of which were cited in the appeal and are discussed further below. After questions and
discussion, the commission voted to approve the project on a vote of 4-2-1, with
Commissioners Alicia Lafferty and William Kamenjarin voting no and Commissioner Carolyn
Luna absent. A full account of the commission’s actions and a complete description and staff
analysis of the proposed project is included in the attached minutes (Exhibit 4) and Planning
Commission staff report (Exhibit 3). Public comments received on the project prior to the
hearing can be found attached to the Planning Commission staff report.
Issues cited in appeal
An appeal of the Planning Commission’s approval of the project was filed April 16, 2021. It
raised concerns about density, front setback and what the appeal said was a lack of sufficient
information for the commission to reach its decision (Exhibit 5). In response, the project’s
applicant provided information on recent projects in the surrounding area that were approved
July 13, 2021 Item #13 Page 2 of 33
and developed at similar densities and with similar front yard setbacks as the proposed project
(Exhibit 6). The appellant’s position and staff’s response are summarized in turn below.
Density
Appellant’s position
The Planning Commission did not sufficiently weigh the impact of the discretionary
fourth unit.
Staff’s response
The project site has a net developable acreage of 0.19 acres. At the growth
management control point,3 3.6 dwelling units would be permitted on the property. As
outlined in Carlsbad Municipal Code Section 21.53.230(e), a calculation of units allowed
in a project at the growth management control point that results in a fractional unit of
0.5 or greater may be rounded up subject to a fractional and/or whole unit allocation
from the Excess Dwelling Unit Bank, provided the maximum density of the applicable
land use designation is not exceeded.
In keeping with Carlsbad’s Growth Management Plan, when the developers of individual
projects build fewer units than are allocated to the site by the city’s General Plan, these
units are held on account in the Excess Dwelling Unit Bank and later can be applied to
other projects (see City Council Policy No. 43 – Excess Dwelling Unit Bank (Exhibit 7)., ,
Under this policy, a fraction of a unit may be granted to the developer to reach, but not
to exceed, the next whole unit provided the number of the units in the project do not
exceed the maximum density of the project’s applicable general Plan Land Use
designation. By rounding up the unit yield from 3.6 units to 4 units, the proposed
project would have a density of 21 dwelling units per acre. Since the density does not
exceed the R-23 General Plan Land Use designation maximum density of 23 dwelling
units per acre, the residential development complies with the requirements of
municipal code and City Council policy.
Furthermore, on April 6, the day after the Planning Commission meeting, the City
Council adopted a resolution indicating that the city’s residential housing caps contained
in the General Plan, Growth Management Plan City Council Policy No. 43 and the city’s
municipal code (Title 21 Chapter 90) are preempted by state law and unenforceable
(Exhibit 9). Therefore, any removal of a fractional unit from the Excess Dwelling Unit
Bank and the Northwest Quadrant is being documented solely so that the city can track
the number of residential units in Carlsbad.
Front setback
Appellant’s position
The Planning Commission was not properly informed about the front setbacks of
neighboring properties.
Staff’s response
The proposed project is subject to the minimum setbacks in the city’s Planned
Development Ordinance, Carlsbad Municipal Code Chapter 21.45. Although the Planned
3 The city’s Growth Management Plan established control points of how many residential units are
allowed per acre to ensure that residential development does not exceed limits established in the City’s
General Plan. (See Carlsbad Municipal Code Section 21.90.045.)
July 13, 2021 Item #13 Page 3 of 33
Development Ordinance does not specifically list a “front setback” requirement, it
requires a residential structure to be set 10 feet back from a public street and a direct-
entry garage to be set back 20 feet from the street.
The setback is measured from the front property line, which is located approximately 8
feet back from the face of the curb. The project is designed with the residential
structures at least 10 feet from the property line along Hemlock Avenue and the direct-
entry garage is setback at least 20 feet. Therefore, the project complies with the
objective setback standards in the Planned Development Ordinance. The existing
setbacks of neighboring properties does not factor into the objective development
standards for this residential condominium project.
Lack of information
Appellant’s position
The Planning Commission did not adequately familiarize itself with the subject property
and did not have sufficient information to address all concerns and questions posed by
the Planning Commission during the hearing.
Staff’s response
The Planning Commissioners received the project staff report and a full set of plans for
the proposed project prior to the hearing. The staff report provides a description of the
project location, what is currently on the site and what surrounding land uses are. The
staff report also gives a summary of how the project complies with applicable city
ordinances, policies and plans. Planning Commissioners received a briefing from city
staff on the project in the days prior to the public hearing after they had the staff report
and exhibits for several days. Furthermore, public comments submitted to the city prior
to the hearing were distributed to the Planning Commissioners. During the hearing, staff
shared a location map and aerial photo of the project site and nearby area. Staff also
answered questions posed by the commissioners. The city does not have a requirement
that the commissioners visit the site in-person, although many often choose to do so.
Five of the six commissioners that were present at the public hearing visited the site in-
person and the remaining commissioner viewed the site via an online map. Following
debate and deliberation, the Planning Commission found that they had adequate
information to make an informed decision on the project as reflected in the vote to
approve the project.
Staff recommended approval of the project and concurs with the Planning Commission’s
decision on April 7, 2021, to approve the planned development permit, site development plan,
coastal development permit and tentative parcel map. The project meets the objective
standards of all applicable plans, policies, and regulations including but not limited to density
and setbacks and will not produce any significant impacts to the public’s health, safety and/or
welfare. Furthermore, as discussed above, the Planning Commission had sufficient information
to render a decision on the project. Therefore, staff recommends that the City Council uphold
the Planning Commission’s decision and deny the appeal.
July 13, 2021 Item #13 Page 4 of 33
Options
The City Council has the following options:
Option 1 - Deny the appeal and uphold the Planning Commission’s decision to approve the
project
Pros
• City would benefit from four residential units, a net increase of three units
• Achieves the objectives of the city’s General Plan, Local Coastal Program and
Zoning Ordinance
• Avoids potential conflicts with the Housing Accountability Act, which limits the
ability of local governments to restrict the development of new housing
• Project is consistent with city standards and policies
Cons
• Approves a project with some neighborhood opposition
Option 2 - Remand the project back to the Planning Commission for additional review. The City
Council would need to provide clear direction why the project is being remanded and what is
expected from the Planning Commission
Pro
• The City council could have the Planning Commission discuss and consider any
specific City Council concerns about the project’s design or staff’s analysis
Cons
• Significantly delays approval of the project
Option 3 - Grant the appeal and deny the project. The City Council would need to make specific
findings in its denial and must comply with the state Housing Accountability Act
Pro
• A different project could be submitted that might address neighborhood
concerns
Cons
• The site may not be redeveloped
• City would not benefit from the addition of four residential units, a net increase
of 3 units)
Staff recommend Option 1 - Deny the appeal and uphold the Planning Commission’s decision to
approve the project.
Fiscal Analysis
All required improvements needed to serve this project will be funded by the developer, so
there is no cost to the city from this action.
Next Steps
If the City Council denies the appeal, approving the project, staff will ensure all project
conditions are satisfied prior to issuance of any development permits.
July 13, 2021 Item #13 Page 5 of 33
Environmental Evaluation
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 under Section 15332 - In-Fill Development Projects of the California Environmental
Quality Act.
The project meets the conditions described in that section for in-fill development projects:
• The project is consistent with the city’s General Plan, as well as with the Zoning
Ordinance.
• It is on a site within the city limits, that is less than five acres in size and is surrounded by
urban uses.
• There is no evidence that the site has value as habitat for endangered, rare or
threatened species.
• Approval of the project will not result in significant effects relating to traffic, noise, air
quality, or water quality.
• The site can be adequately served by all required utilities and public services.
In making this determination, the City Planner has found that the exceptions listed in Section
15300.2 of the state guidelines do not apply to this project, including “historical resources.”
Specifically, the existing structure, which is estimated to be 66 years old and is proposed to be
demolished, is not included in a local register of historical resources, and qualified professionals
(Anza Resource Consultants, report dated October 9, 2020) have determined that it does not
meet the criteria for listing on the California Register of Historical Resources. A notice of
exemption will be filed by the City Planner upon final project approval.
The four-unit residential condominium project is required to comply with the city’s Climate
Action Plan and the recently adopted Climate Action Plan Ordinances, including electric vehicle
charging infrastructure (Ordinance No. CS-349), energy efficiency measures and solar
photovoltaic systems (Ordinance No. CS-347) and new residential standards for water heating
(Ordinance No. CS-348).
Public Notification and Outreach
Public notice of this item was posted in keeping with the Ralph M. Brown Act and it was
available for public viewing and review at least 72 hours before the scheduled meeting date.
The project is subject to City Council Policy No. 84 – Development Project Public Involvement
Policy. The applicant posted the notice of project application sign at a conspicuous location on
the site on Oct. 27, 2020. On Oct. 30, 2020, the applicant mailed the early public notice to
property owners within 600 feet of the project site and to occupants within 100 feet of the
project site. Although the early public notice and notice of project application sign described
above satisfy the requirements of the City Council policy, the applicant voluntarily met with and
communicated with several concerned neighbors while the application was being processed.
Exhibits
1. City Council resolution
2. Planning Commission Resolution No. 7411
3. Planning Commission staff report dated April 7, 2021
July 13, 2021 Item #13 Page 6 of 33
4. Planning Commission minutes dated April 7, 2021
5. Appeal form dated April 16, 2021
6. Applicant research
7. City Council Policy No. 43
8. City Council Resolution No. 2021-074
9. Public comments received after April 7, 2021 and prior to 5 p.m., July 8, 2021
July 13, 2021 Item #13 Page 7 of 33
RESOLUTION NO. 2021-169
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD,
CALIFORNIA, DENYING THE APPEAL AND UPHOLDING THE DECISION OF
THE PLANNING COMMISSION TO APPROVE A PLANNED DEVELOPMENT
PERMIT, SITE DEVELOPMENT PLAN, COASTAL DEVELOPMENT PERMIT,
AND TENTATIVE PARCEL MAP TO DEMOLISH AN EXISTING SINGLE-
FAMILY HOME AND CONSTRUCT A FOUR-UNIT, RESIDENTIAL AIR-SPACE
CONDOMINIUM PROJECT ON A 0.19-ACRE IN-FILL SITE LOCATED AT 320
HEMLOCK AVENUE, WITHIN THE MELLO II SEGMENT OF THE LOCAL
COASTAL PROGRAM AND LOCAL FACILITIES MANAGEMENT ZONE 1
CASE NAME: HEMLOCK COAST HOMES
CASE NO.: PUD 2020-0001/SDP 2020-0004/CDP 2020-0042/MS
2020-0003 (DEV2020-0023)
WHEREAS, the Planning Commission did, on April 7, 2021, hold a duly noticed public hearing as
prescribed by law to consider Planned Development Permit No. PUD 2018-0004, Site Development Plan
No. SDP 2020-0004, Coastal Development Permit No. 2020-0042, and Tentative Parcel Map No. MS
2020-0003, as referenced in Planning Commission Resolution No. 7411 approving the project; and
WHEREAS, at said hearing the Planning Commission voted 4-2 to approve the project; and
WHEREAS, on April 16, 2021, the appellant, Kurt Hoy, timely filed an appeal with the city as
provided pursuant to Chapter 21.54 of the Carlsbad Municipal Code; and
WHEREAS, the City Council ofthe City of Carlsbad, held a duly noticed public hearing to consider
the appeal of the Planning Commission's decision to approve said Planned Development Permit, Site
Development Plan, Coastal Development Permit, and Tentative Parcel Map; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if
any, of all persons desiring to be heard, the City Council considered all factors relating to the appeal.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Carlsbad, California, as
follows:
1. That the above recitations are true and correct.
2. That the appeal of the Planning Commission's decision is denied, that all matters not
specified in the appeal have been supported by substantial evidence with findings and approved by the
Planning Commission, and that the findings and conditions contained in Planning Commission
Resolution No. 7411 on file with the City Clerk and incorporated herein by reference, are the findings
and conditions of the City Council.
July 13, 2021 Item #13 Page 8 of 33
Exhibit 2
Planning Commission Resolution No. 7411
(on file in the Office of the City Clerk)
July 13, 2021 Item #13 Page 10 of 33
Exhibit 3
Planning Commission staff report dated April 7, 2021
(on file in the Office of the City Clerk)
July 13, 2021 Item #13 Page 11 of 33
Exhibit 4
July 13, 2021 Item #13 Page 12 of 33
July 13, 2021 Item #13 Page 13 of 33
July 13, 2021 Item #13 Page 14 of 33
EXHIBIT 5
July 13, 2021 Item #13 Page 15 of 33
Hemlock Appeal Density and Setback Information
General Notes
• Hemlock Avenue contains 16 parcels between Garfield St at the West end and the railroad tracks
on the East end if the street. 50% of these parcels contain multiple residential units including the
proposed project located at 320 Hemlock.
• The properties on the North side of Hemlock Avenue are within the R-3 zoning designation. The properties on the South side of Hemlock are within the RD-M zoning designation which contain
less restrictive setback requirements than the neighboring R-3 zone to the North.
Homes built recently utilizing the allowable 10’ front yard setback in the R-3 zone
Note: 10’-0” residential structure front yard setback allowed per Carlsbad Municipal Code section
21.45.080 E.5.
• 3624-3632 Garfield
• 3637 Garfield
• 3450, 3454 & 3458 Garfield
• 175 Pine
• 354 Walnut
• 341 Oak
• 187 Cherry
Homes built recently utilizing the allowable 10’ front yard setback in the RD-M zone
Note: 10’-0” residential structure front yard setback allowed per Carlsbad Municipal Code section 21.45.080 E.5.
• 225 Hemlock
• 235 Hemlock
• 3863 Garfield
• 3867 Garfield
• 295 Chinquapin
• 165 Chinquapin
• 3955 Garfield
• 363-367 Hemlock (Built in the 80’s)
Nearby property density calculations within the R-23 General Plan area (15-23 D.U. / AC.)
Note: Projects have utilized Carlsbad Municipal Code section 21.53.230 Table A allowing for density calculations greater than .5 within the GMCP to be rounded up.
July 13, 2021 Item #13 Page 16 of 33
Address Lot Area Lot Acreage Density at
19 D.U. / AC.
Existing number of
units on property
3622 Garfield* 6,000 S.F. .137 AC. 2.60 units 3 units
3450 Garfield* 6,526 S.F. .149 AC. 2.84 units 3 units
362 Walnut* 24,829 S.F. .569 AC. 10.83 units 11 units
364-370 Hemlock 8,744 S.F. .203 AC. 3.85 units 4 units
380-386 Hemlock 8,682 S.F. .199 AC. 3.78 units 4 units
363-367 Hemlock 21,524 S.F. .494 AC. 9.38 units 11 units
341-347 Oak* 16,800 S.F. .39 AC. 7.41 units 8 units
* Indicates property recently developed.
July 13, 2021 Item #13 Page 17 of 33
Exhibit 7
City Council Policy No. 43
(on file in the Office of the City Clerk)
July 13, 2021 Item #13 Page 18 of 33
Exhibit 8
City Council Resolution No. 2021-074
(on file in the Office of the City Clerk)
July 13, 2021 Item #13 Page 19 of 33
From:Ted Walter
To:Planning; City Clerk
Subject:320 Hemlock Carlsbad Development Project
Date:Thursday, July 8, 2021 5:38:08 PM
Hello,
My name is Ted Walter. I'm a Carlsbad resident at 6119 Paseo Jaquita, 92009.
I wanted to take a moment to express my support for the pending developmentproject at 320 Hemlock St.
As a Carlsbad homeowner, the limited supply of homes has certainly servedmyself and others who are fortunate enough to own a home quite well. Priceshave risen roughly 20 to 30% since last year, based on certain estimates.This is largely being driven by tremendous demand against a very limitedsupply of homes.
This has caused many families to not be able to realize the dream ofhomeownership. We have an affordability crisis in California and while theproject at Hemlock won't singlehandedly resolve this issue - it's a step inthe right direction.
I worry about my children's ability to ever be able to purchase a home inSouthern California and to continue to call this special place where they'vegrown up - home.
Affordability will not be achieved if there continue to be so many obstaclesto new development increasing the supply of homes. Buying a home in this areawill always be a sound investment but we need a sustainable, measuredincrease that allows many families to participate in the rewards of homeownership. If the kids we raise can't settle down in the area where we'vegrown up because they're not multi-millionaires, that changes the characterof this area and is truly an unfortunately situation for many. It's startswith new development along our coastline and elsewhere.
Thanks so much.
-Ted
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EXHIBIT 9
July 13, 2021 Item #13 Page 20 of 33
From:Margaret Moore
To:Planning
Subject:320 Hemlock
Date:Thursday, July 8, 2021 4:50:21 PM
As a Carlsbad resident of I am writing to express my support for the project at 320 Hemlock. This type of
project is exactly what Carlsbad needs. My son currently lives in the LA area and is looking to move to be
closer to me. Without projects like this, his options for buying a home near me would be greatly limited.
Sent from my iPhone
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July 13, 2021 Item #13 Page 21 of 33
From:Brett Ward
To:City Clerk
Subject:320 Hemlock
Date:Monday, July 5, 2021 9:31:36 AM
I am in favor of and support the proposed project at 320 Hemlock Ave. I am a
resident of Carlsbad.
Brett Ward760.390.0429
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July 13, 2021 Item #13 Page 22 of 33
From:Mehrdad Dokhanchy
To:Planning; City Clerk
Subject:City of Carlsbad letter
Date:Wednesday, July 7, 2021 3:02:24 PM
To the City of Carlsbad City Council,
We are residents of Carlsbad living at 1098 Magnolia Avenue who, two years ago,purchased a home in this beautiful community.
We wanted to express our support for a project recently approved at the City ofCarlsbad Planning Commission Hearing on April 7, 2021 and now under the review ofthe City Council. The proposed development project is located at 320 HemlockAvenue in Carlsbad and consists of (4), three story, residential condominium units
ranging from 1,900 – 2,300 square feet.
This type of beach living accessibility is much needed in Carlsbad as home pricesnear the beach and particularly around the coastal Hemlock Avenue are approaching“out of reach” status for the varied demographics who would add value to thecommunity. The city needs high quality moderately sized homes as housing pricesnear the beach are rising and there is demand for smaller, more affordable housing.From our own experience, some of our family members and retired friends would loveto live here and could be happy with smaller quarters and this project would providethat type of affordable beach housing.
We hope you’ll consider these views in your review of the project.
Sincerely,
Mehrdad Dokhanchy and Patricia Phaneuf
1098 Magnolia Avenue
Carlsbad, CA
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July 13, 2021 Item #13 Page 23 of 33
From:Ted Ullmann
To:Planning; City Clerk
Subject:320 Hemlock Ave. Project
Date:Saturday, July 3, 2021 9:28:39 AM
To Whom it May Concern,
My name is Edward Ullmann of 3870 Trieste Dr. I am in favor of the proposed project at 320 Hemlock Ave. I
feel it provides a high quality housing option with an appropriate amount of density for the area and reduces housing
strain while increasing the city’s tax base. Please consider my input when reviewing the project. Thank you for your
time.
Thanks,
Edward Ullmann
eullmannsd@gmail.com
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July 13, 2021 Item #13 Page 24 of 33
From:Planning
To:Chris Garcia
Subject:FW: 320 Hemlock Ave.
Date:Wednesday, July 7, 2021 10:45:12 AM
Is there a folder I should be putting these into? Thanks!
From: Greg Gardner <ggardner.re@gmail.com>
Sent: Wednesday, July 7, 2021 10:17 AM
To: Planning <Planning@CarlsbadCA.gov>; clerk@carlsbad.gov
Subject: 320 Hemlock Ave.
To whom it may concern,
I'm a long time Carlsbad resident and I'm in favor of and support the proposed housing project at
320 Hemlock Avenue.
Sincerely,
Greg Gardner
REALTOR®
300 Carlsbad Village Drive #217, Carlsbad, CA., 92008
CA DRE. 01379440 | CA BRE. 01905908
c: 760-908-6621
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July 13, 2021 Item #13 Page 25 of 33
From:Planning
To:Chris Garcia
Subject:FW: 320 Hemlock Carlsbad Development Project
Date:Thursday, July 1, 2021 12:27:27 PM
Attachments:image001.png
image002.png
image003.png
image004.png
image005.png
Importance:High
From: Isaac Little <ilittle@lee-associates.com>
Sent: Thursday, July 1, 2021 10:48 AM
To: Planning <Planning@CarlsbadCA.gov>; City Clerk <Clerk@carlsbadca.gov>
Subject: 320 Hemlock Carlsbad Development Project
Importance: High
My name is Isaac Little, and I am a Carlsbad resident residing at 2137 Twain Ave, Carlsbad, CA 92008.
I am in favor of and support the proposed project at 320 Hemlock Ave, Carlsbad. The plans for the
project look great and will be a nice little development for the area. You have my full support.
Thanks,
Isaac Little
Principal
Lee & Associates | North San Diego County
D 760.929.7862
C 760.672.1041
O 760.929.9700
ilittle@lee-associates.com
____________________________________
Corporate ID 01096996 | License ID 01702879
1900 Wright Place | Suite 200
Carlsbad, CA 92008
Confidentiality Notice: The information contained in this electronic e-mail and any accompanying attachment(s) is intended only for theuse of the intended recipient and may be confidential. If any reader of this communication is not the intended recipient, unauthorized use,disclosure or copying is strictly prohibited, and may be unlawful. If you have received this communication in error, please immediatelynotify the sender by return e-mail, and delete the original message and all copies from your system. Thank you.
July 13, 2021 Item #13 Page 26 of 33
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July 13, 2021 Item #13 Page 27 of 33
From:Planning
To:City Clerk; Chris Garcia
Subject:FW: project at 320 Hemlock Ave.
Date:Tuesday, July 6, 2021 8:19:45 AM
From: Jason Gentile <jkgentile@hotmail.com>
Sent: Friday, July 2, 2021 8:26 AM
To: Planning <Planning@CarlsbadCA.gov>
Subject: project at 320 Hemlock Ave.
I am in favor of and support the proposed project at 320 Hemlock Ave.As a Carlsbad resident for 2 years and an Emergency Physician, I recognize the need for safe anddesirable living spaces in my commmunity.thank you.
Jason Gentile7013 Leeward stCarlsbad Ca 92011310-433-6105
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July 13, 2021 Item #13 Page 28 of 33
From:Planning
To:Chris Garcia
Subject:FW: Support for 320 Hemlock Carldbad development project
Date:Thursday, July 1, 2021 3:34:58 PM
From: jesse monn <jessemonn@gmail.com>
Sent: Thursday, July 1, 2021 1:22 PM
To: Planning <Planning@CarlsbadCA.gov>; City Clerk <Clerk@carlsbadca.gov>
Subject: Support for 320 Hemlock Carldbad development project
Hello,
Just wanted to voice my support for this particular project and more medium/high-density coastal
development in general. This is a wonderful, sustainable place to live! I'm a Carlsbad resident and
live on Hillside Dr.
--
- Jesse
619-952-9066
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July 13, 2021 Item #13 Page 29 of 33
From:Planning
To:Chris Garcia
Subject:FW: 320 Hemlock
Date:Tuesday, July 6, 2021 8:29:49 AM
From: Ryan Martinsen <ryanmartinsen@yahoo.com>
Sent: Monday, July 5, 2021 12:02 PM
To: Planning <Planning@CarlsbadCA.gov>; clerk@carlsbad.ca.gov
Cc: Kirk Moeller <kirk@kmarchitectsinc.com>
Subject: 320 Hemlock
Dear Clerk,
I am in favor of and support the proposed project at 320 Hemlock Ave.
I am a current Carlsbad resident.
Thank you
Ryan Martinsen
858-752-8421
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July 13, 2021 Item #13 Page 30 of 33
From:Patrick Lee Me
To:Planning; City Clerk
Subject:Proposed 320 Hemlock Devleloment
Date:Monday, July 5, 2021 1:12:14 PM
Dear Planning Department:
I am a local Carlsbad resident of the nearby project and fully support the proposed 4-unit
condominium project located at 320 Hemlock. Personally, I just love the high qualitycraftsman design and tropical landscape and soft- scape, which has a beach vibe that, in my
opinion, greatly enhances the Carlsbad coastal community. In addition, the proposed 4-unitcondominium project adds badly needed housing stock to coastal Hemlock Avenue and the
surrounding community, which currently contains a limited supply of housing options. .
Sincerely,
Shawn Smith150 Walnut Ave., #2
Carlsbad, CA 92008
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July 13, 2021 Item #13 Page 31 of 33
From:Planning
To:Chris Garcia
Subject:FW: 320 Hemlock development project
Date:Thursday, July 1, 2021 12:27:52 PM
Attachments:image002.jpg
From: vic.gausepohl@compacprops.com <vic.gausepohl@compacprops.com>
Sent: Thursday, July 1, 2021 11:02 AM
To: Planning <Planning@CarlsbadCA.gov>; City Clerk <Clerk@carlsbadca.gov>
Subject: 320 Hemlock development project
To: City of Carlsbad City Council & City Staff
I just wanted to send you an email in support for the proposed Hemlock Coast Homes project at 320
Hemlock.
I think it is a beautiful project and as a property owner in the Village of Carlsbad I think it is a nice
addition.
We do need more housing and the increased density should bring more housing availability to the
market. I have four kids and a couple of them want to live in the Village and availability is very
limited, these types of projects should help our kids who grew up in the area, stay in the area.
Thank you!
Vic Gausepohl
Commercial Pacific Properties
Phone: 619-227-2892
License No. 01070105
Email: vic.gausepohl@compacprops.com
San Diego, California
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July 13, 2021 Item #13 Page 32 of 33
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July 13, 2021 Item #13 Page 33 of 33
Tammy Cloud-McMinn
From:
Sent:
To:
Subject:
Julia Maushart <juliamaus@gmail.com> on behalf of Julia Maushart
<jmaushart.cccc@gmail.com>
Saturday, July 10, 2021 9:40 AM
City Clerk
July 13 City Council Agenda Item -320 Hemlock Ave Proposed Development
> My name is Julia Maushart and I have been a Carlsbad res ident for 8 years, including living on Acacia Avenue
(blocks from the proposed project 320 Hemlock Ave) for 4 of those years.
>
> I have reviewed the July 13 Council Agenda Packet materials and fully support Staff's findings and
recommendation to deny the appeal and uphold planning commissions approval of the project at 320
Hemlock Ave.
>
> Carlsbad is in need of additional housing to balance the demand and keep coastal housing more affordable
to all.
>
> I think the project is attractive and will add much needed inventory to the neighborhood. I'm in full support
of the proposed project.
>
> Thank you,
>
> Julia Maushart
> 3725 Catalina Drive, Carlsbad
>
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1
July 10, 2021
Carlsbad City Council:
My wife and I are ten plus year residents of Carlsbad.
The purpose of this communication is for us to voice our concern for the low inventory of
affordable coastal properties available in Carlsbad.
In April we attended, via "zoom", a City Planning Commission meeting during which
approval was sought for a building project at 320 Hemlock in Carlsbad. After listening
to comments being made by the project architect and builder as well as area residents
we were pleased the planning commission approved the project as we thought, too,
there were far more positives than negatives regarding this proposed project.
Since the April meeting, my wife and I have viewed multiple completed projects
designed by KMA architects and were quite impressed with those structures and the
footprint they left on the Carlsbad and surrounding area landscape. We have seen
renderings of the Hemlock property proposal and feel they would nicely complement
that area of Carlsbad.
The city of Carlsbad is definitely in need of affordable coastal properties and when an
affordable, well-designed, multiple family complex can be placed on the footprint of a
former single-dwelling residential property without destroying the integrity of the
neighborhood we feel the city of Carlsbad should take this initiative very seriously by
approving this project.
Thank you,
Dennis ande Linda Moeller
7213 San Lucas Street
Carlsbad, CA
Tammy Cloud-McMinn
From:
Sent:
To:
Subject:
Mark Nolte <mnolte13@gmail.com>
Monday, July 12, 2021 10:04 AM
City Clerk
Hemlock homes
I live on Redwood Ave. and am concerned about the direction the city is going in as it relates to development.
I am watching four large homes being constructed by Rincon (who seems to be taking over the village area) on
the corner of Redwood and Garfield. I support the efforts of the Coalition for Coastal Tamarack regarding 320
Hemlock.
Some of our points:
• Four units are too many for such a small lot/don't fit in with the neighborhood • Setbacks should match
neighboring properties; proposed setbacks don't fit in with the neighborhood • Building of four units of this
size/price actually reduces housing options for local people, raises rents, etc. Does not Need to adopt the
floor-area-ratio method for building size (as opposed to lot coverage and building height only).
• Four units of this size and price does nothing to help the "California housing crisis." Projects like this actually
displace residents and reduce the availability of moderately priced housing. Not to mention, we can assume
that a percentage of the new units won't be lived in at all; they will be second (or third) homes for someone or
used as Airbnbs.
Thank-you for your consideration.
Mark Nolte
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1
Tammy Cloud-McMinn
From:
Sent:
To:
Subject:
Attachments:
Dear Cle rk,
Charles Lasher <charles@atlas.us.com>
Monday, July 12, 2021 12:21 PM
City Clerk
City Council Hearing, Hemlock Coast Homes
Hemlock Homes Project.pdf
Please see the attached letter in reference to the upcoming meeting.
Thank you.
Charles Lasher
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1
July 12, 2021 .
Charles and Jennifer Lasher
265 Hemlock Ave
Carlsbad, Ca 92008
Chris Garcia
Community Development Department
1635 Faraday Ave
Carlsbad, Ca 92008
Re: City Council Hearing, Hemlock Coast Home
Dear City Council,
I am writing this letter regarding the proposed construction project planned at320 Hemlock. As a
resident on Hemlock, I am respectfully opposed to the planned construction of a 4-unit condominium
complex. The practice of developers in the coastal area maximizing square footage on tear down
projects has become more of a business practice in pushing the local zoning rules rather than bringing
value to the communities they serve. As a community I believe we should consider plans that
adequately address safety, sustainability, continuity, and current housing demands. The proposed
project will significantly decrease parking availability on the street, which currently serves as a great
spot for other Carlsbad residents to utilize the state beaches. In addition, the 30ft structure on the
minimum set back lines is not in continuity with the neighborhood and does not address future
sustainability if similar projects will be allowed going forward. Increased permanent congestion in the
coastal area without a well-designed plan will eventually limit the ability of other Carlsbad residents to
enjoy our beach areas safely. Current housing demands are not realistically being addressed by the
construction of multi-million dollar condos and they do not bring community value to the neighborhood.
I respectfully request that the city counsel approves the appeal and limits construction on 320 Hemlock
to 3 units. Thank you for your consideration.
Sincerely,
Charles and Jennifer Lasher
April 4, 2021
City of Carlsbad,Planning Division
1635 Faraday Avenue
Carlsbad, California 92008
386 Hemlock Avenue
Carlsbad, California 92008
lizardart@yahoo.com
Re: Case Name:PUD 2020-0001/SDP 2020-0004/CDP 2020-0042/MS 2020-0003-
Hemlock Coast Homes
Community Development Department,
I am very fortunate to live in a city which encourages intelligent and courteous
discussion on the topic of property development through the Planning Department. This
responsive process offers all proponents an opportunity to show cause.
I am also grateful to live in a neighborhood with older and newer single family and
multiple unit homes. This contributes to a vital neighborhood. Families want to live here
and older residents feel safe with constant foot traffic and neighbor greetings.
The inherent changes as some residents age out of their homes have recently made it a
target for developers. Careful attention to both the residents and developers should
maintain the vibrant character of this place.
I am puzzled by the wizardry of modern mathematics and a labyrinthine decision making
system that has deemed a lot at 320 Hemlock Avenue, initially deemed qualified for 3
unit development based on the size of the land mass, suddenly to be adequate to
support 4 units by "rounding up".
I urge those of you who are responsible for reviewing this plan from Hemlock Coast
Homes to take the opportunity presented here and downsize this plan to the original 3
units with a generous setback from our road.
Thank you for your attention.
Sincerely yours,
Janet C Newton
Tammy Cloud-McMinn
From:
Sent:
To:
Cc:
Subject:
Dear Carlsbad City Council:
kirk.allison@compacprops.com
Monday, July 12, 2021 7:10 PM
Planning; City Clerk
kirk.allison@compacprops.com
Message Of Support -Proposed Project -Hemlock Coast Homes at 320 Hemlock,
Carlsbad, CA
I would like to send a message in favor of the proposed 4-Unit residential project planned for 320 Hemlock Avenue in
Carlsbad.
It's exciting that another intelligently designed residential project may be developed in Carlsbad, to meet the incredible
demand for quality housing in the area.
I have worked in Carlsbad for many years (lived for years on Pine Avenue, not far from the subject site) ... there always
seemed to be substantially more demand for housing than many neighborhoods could accommodate. That imbalance
seems more pronounced than ever right now.
City Staff has done a nice job in overseeing the "smart development" of many new projects in the Carlsbad Village and
coastal corridor areas ... both residential and mixed use (residential over commercial/restaurant) ... this is another well
thought out project that deserves support.
The subject 4-unit residential project on Hemlock is a beautifully designed project offering smaller homes and by coastal
standards, more affordable. The subject planned Hemlock Coast Homes project will enhance the surrounding
neighborhood, while giving new residents an opportunity to live in a wonderful coastal community.
We look forward to seeing another quality Carlsbad project move forward.
Thank you for your consideration in reading my message.
Regards, -Kirk
Kirk D. Allison
Commercial Pacific Properties
Phone: 760-521-7501
License No. 01049184
Email: kirk.allison@compacprops.com
San Diego, California
■ C t.l· \I :\I L.R C J .\ L
P ,\ C I I-' I C
' I' ~ 1 l' t: tl T l F ~
1
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN to you, because your interest may be affected, that the City Council of the City
of Carlsbad will hold a public hearing at the Council Chamber, 1200 Carlsbad Village Drive, Carlsbad,
California, at 6:00 p.m. on Tues., July 13, 2021, to consider the appeal of a Planned Development Permit,
Site Development Plan, Coastal Development Permit and Tentative Parcel Map to demolish an existing
single-family home and construct a four-unit, residential air-space condominium project on a 0.19-acre
in-fill site located at 320 Hemlock Avenue, within the Mello II Segment of the Local Coastal Program and
Local Facilities Management Zone 1, and more particularly described as:
THE NORTHEASTERLY 78 ½ FEET OF THE SOUTHEASTERLY 105 FEET OF LOT TWO, BLOCK "R" OF PALISADES
NO. 2, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP
THEREOF NO. 1803, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, AUGUST
25, 1924
Whereas, on April 7, 2021 the City of Carlsbad Planning Commission voted 4/2/1 to approve a Planned
Development Permit, Site Development Plan, Coastal Development Permit and Tentative Parcel Map to
demolish an existing single-family home and construct a four-unit, residential air-space condominium
project on a 0.19-acre in-fill site located at 320 Hemlock Avenue, within the Mello II Segment of the Local
Coastal Program and Local Facilities Management Zone 1. The project site is not located within the
appealable area of the California Coastal Commission. The City Planner has determined that this project
is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section
15332 "In-Fill Development Projects" of the State CEQA Guidelines and will not have any adverse
significant impact on the environment.
Interested parties are invited to attend this meeting and present their views and comments during the
public hearing. Copies of the staff report will be available on and after Fri., July 9, 2021. If you have any
questions, please contact Chris Garcia in the Planning Division at (760) 602-4622 or
Chris.Garcia@carlsbadca.gov.
If you challenge the Planned Development Permit, Site Development Plan, Coastal Development Permit
and Tentative Parcel Map in court, you may be limited to raising only those issues you or someone else
raised at the public hearing described in this notice or in written correspondence delivered to the City of
Carlsbad, Attn: City Clerk's Office, 1200 Carlsbad Village Drive, Carlsbad, CA 92008, at or prior to the public
hearing.
CASE FILE:
CASE NAME:
PUD 2020-0001/SDP 2020-0004/CDP 2020-0042/MS 2020-0003 (DEV2020-0023)
HEMLOCK COAST HOMES
PUBLISH: JULY 2, 2021
CITY OF CARLSBAD J CITY COUNCIL
NOT TO SCALE
SITE MAP
Hemlock Coast Homes
PUD 2020-0001/SDP 2020-0004/CDP 2020-0042/MS 2020-0003 (DEV2020-00:
KOVENS CHERRY CARLSBAD LLC
29888 SYCAMORE RIDGE RD
MURRIETA CA 92563
HERNANDEZ FAMILY
TRUST 11-17-06
3677 GARFIELD ST
CARLSBAD CA 92008
GUGLIELMO LIVING
TRUST 02-26-96
4746 E PLACITA PROVIDA
TUCSON AZ 85718
.GOLDMAN GLENN L FAMILY
TRUST 08 -10-01
2653 ROOSEVELT ST
STE #D
CARLSBAD CA 92008
HICKS THOMAS E
PO BOX 1393
RIVERSIDE CA 92502
3662-3664 GARFIELD STREET LLC
12231 WOODLAWN AVE
0 SANTA ANA CA 92705
HOPPE CASA DEL SOLL LC
6530 EL CAMINO DEL TEATRO
LA JOLLA CA 92037
BROWN MARK C AND LILA M
267 JUNIPER AVE
CARLSBAD CA 92008
SERAFIN L L C
4525 ADAMS ST
CARLSBAD CA 92008
FITZGERALD MARK AND RENEE
377 JUNIPER AVE
CARLSBAD CA 92008
MORSE LARRY D AND SARANNE C
SURVIVORS TRUST
760 W 20TH ST
MERCED CA 95340
ALVAREZ CHRISTINA M
2801 B ST
UNIT 137
SAN DIEGO CA 92102
TALKE FRANKE AND KATHRYN A
TRUST 03-11-92
PO BOX 675514
RANCHO SANTA FE CA 92067
RHODES JOHN L TRUST 12-07-18
285 ACACIA AVE
CARLSBAD CA 92008
OCEAN BREEZE DEVELOPMENT LLC
6241 YARROW DR
STE D
CARLSBAD CA 92011
FREEBERG FAMILY
TRUST 08-15-94
911 IRON HORSE CT
SAN MARCOS CA 92078
COTTO PEDRO RAND TERESA
LIVING TRUST 12-20-01
56 W MIRA MONTE AVE
SIERRA MADRE CA 91024
JAEGER CHESTER E AND EILEEN D
TRS
636 ALAMOSA DRIVE
CLAREMONT CA 91711
BERWALD MICHAEL C AND GREENE
ALLISON D
369 JUNIPER AVE
CARLSBAD CA 92008
LEUNG IRENE
38259 FREMONT BLVD
FREMONT CA 94536
CUNNINGHAM ROGER AND JULIE
1376 VIA DEL LOS GRANDE
., SAN JOSE CA 95120
DIES ROSE A
190 JUNIPER AVE
CARLSBAD CA 92008
SPANISH LANDING CARLSBAD
APARTMENT HOMES LP
1322 SCOTT ST
STE 204
SAN DIEGO CA 92106
HEYWORTH ANNE E
539 BROOKS ST
LAGUNA BEACH CA 92651
BERAN JOHN D AND CHERYL A
FAMILY TRUST 06-01-88
2215 VIA MONSERATE
FALLBROOK CA 92028
GAMMON WR FAMILY
TRUST 05-03-16
9 E 500 N
SALT LAKE CTY UT 84103
FOURMONT PAT P AND MICHELLE E
, 257 JUNIPER AVE
CARLSBAD CA 92008
J AND J REAL ESTATE HOLDINGS
L L C
2 ESTATE ST
REDLANDS CA 92373
HIND CATHARINE
99 NEVADA ST
REDWOOD CITY CA 94062
C P JUNIPER LL C
385 JUNIPER AVE
APT 103
CARLSBAD CA 92008
NEWTON JOHN WAND JANET C
PO BOX 99
SOUTH CHATHAM MA 2659
MILNE CAROL FAMILY
TRUST 10-21-03
1540 RANCHERO DR
OCEANSIDE CA 92057
MONAHON ROBERT L JR AND JANE
D
200 DINGLE RIDGE RD
BREWSTER NY 10509
320 HEMLOCK LLC
2906 CORTE CELESTE
CARLSBAD CA 92009
MYERS SAMUEL HAND COLLEENS
11114 E BURMUDA ST
CERRITOS CA 90703
BALLARD RONALD AND MARTIN
MARTA R
4211 BEACH BLUFF RD
CARLSBAD CA 92008
KANE EDWARD J AND CAROL D
3166 SEABURY ST
CARLSBAD CA 92010
LABRECQUE MICHELE
27378 RED IRONBARK DR
VALLEY CENTER CA 92082
BEIER ADAM R
318 JUNIPER AVE
APT 7
CARLSBAD CA 92008
NELSON JAMES RAND DONNA E
14959 LAKEWOOD LN
GRASS VALLEY CA 95945
ESKANDANIAN BRETT A
384 HEMLOCK AVE
CARLSBAD CA 92008
GLORIOSO ANGELA
TRUST 02-15-11
364 HEMLOCK AVE
CARLSBAD CA 92008
PIELLI CHRISTOPHER AND BOL
CAROLINE E
26913 SANTA YNEZ WAY
VALENCIA CA 91355
BLACIC FAMILY TRUST 09-11-91
260 HEMLOCK AVE
CARLSBAD CA 92008
EFFENBERGER LIVING
TRUST 06-11-14
2347 MOUNTAIN VIEW DR
ESCONDIDO CA 92027
3710 GARFIELD LP
PO BOX 5000
RANCHO SANTA FE CA 92067
RYAN FAMILY LIVING
TRUST 07-05-00
5071 CIARDI CT
CARLSBAD CA 92008
YAREMA LANCE C
318 JUNIPER AVE
. APT 5
CARLSBAD CA 92008
CARLOCK RONALD D AND KATHE E
. 2258 BUENA CREEK RD
VISTA CA 92084
SCHULTE FAMILY
TRUST 06-03-11
7386 ESCALLONIA CT
CARLSBAD CA 92011
CROWE DANIEL J
162 VILLA AVE
LOS GATOS CA 95030
STAVISKI FAMILY TRUST
6634 ORANGEWOOD RD
HIGHLAND CA 92346
BRUNN DARRELL G JR LIVING
TRUST 04-21-94
330 HEMLOCK AVE
CARLSBAD CA 92008
HSU CHOEN-WEI FUNDED
REVOCABLE TRUST 05-21-99
246 HEMLOCK AVE
CARLSBAD CA 92008
JENSEN FAMILY TRUST 06-11-14
PO BOX 2582
CARLSBAD CA 92018
DENENBERG CAROL
TRUST 01-24-18
330 JUNIPER AVE
CARLSBAD CA 92008
RASPA VINCENT P II AND JOANN
410 14TH AVE
BELMAR NJ 7719
FORBESS KEVIN
1732 ROGUE ISLE CT
CARLSBAD CA 92008
BADGER ALFRED HAND SUSAN C
601 RUSTIC RD
DURANGO CO 81301
LEEKA FAMILY TRUST 02-03-99
4368 HAYMAN AVE
LA CANADA CA 91011
WEINGART ROBERT J
104 1 JAMESTOWN CRES
NORFOLK VA 23508
HALL FAMILY TRUST 07-25-17
258 JUNIPER AVE
APT #B7
CARLSBAD CA 92008
CRANE LEE
PO BOX 1458
CARLSBAD CA 92018
BORBOA ZACHARY RAND WEI
NAVAH S
256 JUNIPER AVE
APT #B6
CARLSBAD CA 92008
MORLEY EDVI GE LIVING
TRUST 10-18-13
254 JUNIPER AVE
APT #A4
CARLSBAD CA 92008
SHERMAN AND FORCE COMMUNITY
,PROPERTY 2004 FORCE
1528 MONTE MAR RD
VISTA CA 92084
OVERGAAG RICHARD HAND NANCY
-G
213 E SOUTH AVE
REDLANDS CA 92373
TRKAY MICHAEL J AND ADRIENNE
J
302 HEMLOCK AVE
APT B
CARLSBAD CA 92008
GALLAGHER-BOLTON FAMILY
TRUST 05-26-06
155 JUNIPER AVE
CARLSBAD CA 92008
TRAX NANCY C REVOCABLE
TRUST 05-22-87
1016 OXFORD DR
PLACENTIA CA 92870
ERB CARL AND BILLIE LIVING
TRUST 10-15-03
13875 PHILADELPHIA ST
WHITTIER CA 90601
ADLER GARY I
258 JUNIPER AVE
APT #A7
CARLSBAD CA 92008
SCHWARTZ PHILLIP
256 JUNIPER AVE
. APT #BS
CARLSBAD CA 92008
JOHNSON RAY E
1282 VIA ANGELICA
VISTA CA 92081
RICKETTS JERRY AND TINA
LIVING TRUST 10-02-03
16517 RANCHO ESCONDIDO DR
RIVERSIDE CA 92506
BAILEY JOSEPH AND CHRISTINE
252 JUNIPER AVE
APT #A2
CARLSBAD CA 92008
BENTON BRADLEY K REVOCABLE
. TRUST
290 HEMLOCK AVE
APT B
CARLSBAD CA 92008
PICKARD MICHAEL T
2731 YORK RD
CARLSBAD CA 92010
HOEKSTRA LARRY AND JOANN
REVOCABLE TRUST 08 -24 -04
2575 PIO PICO DR
STE #101
CARLSBAD CA 92008
ROLLS BONNIE R
1941 REDESDALE AVE
LOS _ANGELES CA 90039
KOOIMAN WILLIAM A AND
KATHLEEN M
21072 CIMMARON LN
TRABUCO CYN CA 92679
MALDI AND YOUNT FAMILY
TRUST 12-31-19
4275 TAOS DR
SAN DIEGO CA 92117
FORNAL JOHN J AND RHONDA J
10986 APPLEWOOD LN
YUCAIPA CA 92399
NAUMAN WILMER AND CAROLYN
2144 BELLA VISTA DR
VISTA CA 92084
· JOSEPH HARRY R
252 JUNIPER AVE
APT #Bl
CARLSBAD CA 92008
FLETCHER SARA R
252 JUNIPER AVE
APT #B2
CARLSBAD CA 92008
HAUCK TIM AND KATHY
TRUST 09-13-05
302 HEMLOCK AVE
APT A
CARLSBAD CA 92008
ENRIGHT LIVING TRUST
4665 W 4TH ST
LOS ANGELES CA 90020
FAMILY
04 -12-9
SPRAGUE JEFFERY AND EMILY
4791 MARLBOROUGH WAY
CARMICHAEL CA 95608
CAMPBELL JONATHAN WAND
KATHLEEN D FAMILY TRUST
175 JUNIPER AVE
CARLSBAD CA 92008
CARR FAMILY TRUST 11-13-96
1523 E EUGIE AVE
PHOENIX AZ 85022
MONTGOMERY CURTIS WAND
CHERYLL
5976 OMEGA ST
RIVERSIDE CA 92506
LINDSTROM RABBE AND ROCHELLE
FAMILY TRUST 01-11-91
12880 WELCOME WAY
RENO NV 89511
COURY ROBERT D REVOCABLE
TRUST 08-24 -10
5167 LOS ROBLES DR
CARLSBAD CA 92008
KAI HERBERT AND DIANA P
150 REDWOOD AVE
CARLSBAD CA 92008
FURMAN PAUL A AND WOLF-FURMAN
.SHARON R
13015 E SHANGRI LA RD
SCOTTSDALE AZ 85259
SEIDERMAN BRIAN AND JOYCE
.TRUST 04-21-00
. 1415 FOREST AVE
CARLSBAD CA 92008
. RE ILLY JANE
235 HEMLOCK AVE
CARLSBAD CA 92008
MOLINAR EDMUND RAND
FAMILY TRUSTl0-12-90
285 HEMLOCK AVE
CARLSBAD CA 92008
SEVEREID GORDON BAND
32104 199TH AVE SE
KENT WA 98042
MARIAN L
LORI A
MASUKAWA BOBS AND MARY C
SURVIVORS REVOCABLE TRUST
827 SPINNAKER DRE
HOLLYWOOD FL 33019
WALSH WILLIAM F AND CATHERINE
A LIVING TRUST 12-03-01
18234 RAYEN ST
NORTHRIDGE CA 91325
JORDAN KEITH M TRUST 01-19-05
3474 CARLSBAD BLVD
CARLSBAD CA 92008
RICHARDS REVOCABLE
TRUST 02-22-05
3839 GARFIELD ST
CARLSBAD CA 92008
MELIDEO FAMILY TRUST 05-29-12
6845 WISH AVE
LAKE BALBOA CA 91406
CERECEDES FAMILY
TRUST 03-06-08
3875 GARFIELD ST
CARLSBAD CA 92008
, JORDAN BRIAN AND TOBY K
REVOCABLE TRUST
3745 TRIESTE DR
CARLSBAD CA 92010
MCCARTY MICHAEL F
245 HEMLOCK AVE
CARLSBAD CA 92008
HOY KURT E AND REBECCA A
P O BOX 1911
CARLSBAD CA 92018
ODOM FAMILY TRUST 10-02-06
330 REDWOOD AVE
CARLSBAD CA 92008
, ABRAMS FAMILY TRUST 06-29-09
3623 HAVERHILL ST
CARLSBAD CA 92010
RUTLEDGE FAMILY
TRUST 12-23-92
PO BOX 676368
RANCHO SANTA FE CA 92067
ANDROES FAMILY LIVING
TRUST 12-18-14
2379 HIGHLAND AVE
ALTADENA CA 91001
GRIFFING FAMILY DECEDENTS
TRUST 10-02-91
2408 SONORA CT
CARLSBAD CA 92010
SPINDLER CARL A LIVING
TRUST 10-26-11
PO BOX 2531
NEWPORT BEACH CA 92659
RREG INVESTMENTS SERIES LLC
SERIES 1035
3005 S EL CAMINO REAL
SAN CLEMENTE CA 92672
ALLEN JASON HAND KERI D
225 HEMLOCK AVE
CARLSBAD CA 92008
LASHER CHARLES J
265 HEMLOCK AVE
CARLSBAD CA 92008
GAGNON FAMILY TRUST 03-12-0:
24244 NOTTINGHAM CT
VALENCIA CA 91355
VINER JAMES R TRUST 10-17-1
320 REDWOOD AVE
CARLSBAD CA 92008
DELMAR TRUST 06-07 -05
789 TURTLE POINT WAY
SAN MARCOS CA 92069
INGELMAN REVOCABLE FAMILY
TRUST 09-18-92
473 30TH ST
MANHATTAN BEACH CA 90266
SANDE V PROPERTIES LLC
271 REDWOOD AVE
CARLSBAD CA 92008
PRICHARD JEFF C
331 REDWOOD AVE
CARLSBAD CA 92008
WILSON LESTER AND MARJORIE
391 REDWOOD AVE
CARLSBAD CA 92008
HOGAN 2013 FAMI LY
TRUST 02-14-13
2171 VIA TECA
SAN CLEMENTE CA 92673
SHUSTER FAMILY TRUST 03-03-99
2090 RIO VISTA DR
FALLBROOK CA 92028
JEFFREY DAVID J FAMILY
TRUST 10-29-1 4
326 ALAMO AVE
SANTA CRUZ CA 95060
ZATHAS JOHN REVOCABLE
TRUST 11-23-10
6384 LOURDES TER
SAN DIEGO CA 92120
ROSE THOMAS C LIVING
TRUST •07-18-11
300 CARLSBAD VILLAGE DR
STE 108A
CARLSBAD CA 92008
NOLTE FAMILY TRUST 05-26-13
290 REDWOOD AVE
CARLSBAD CA 92008
JONES JANIE LYNN TR
3630 SURFWOOD ROAD
MALIBU CA 90265
SILVA SAL A FAMILY
TRUST 05-20-02
291 REDWOOD AVE
CARLSBAD CA 92008
RHEAD DONALD J
351 REDWOOD AVE
CARLSBAD CA 92008
STOLLER DONALD T
390 TAMARACK AVE
CARLSBAD CA 92008
MUNOZ ALBERT T
350 TAMARACK AVE
CARLSBAD CA 92008
SANCHEZ NOE AND ADELA
270 TAMARACK AVE
. CARLSBAD CA 92008
PERSIDOK CHRISTOPHER P
318 SPRUCEWOOD DR
ENCINITAS CA 92024
GI RDNER WILLIAM L REVOCABLE
TRUST 06-25-18
30 N RAYMOND AVE
STE 310
PASADENA CA 91103
CHANEY 2004 TRUST
333 HEMLOCK AVE
CARLSBAD CA 92008
BEACH FAMILY TRUST 07-22-92
250 REDWOOD AVE
CARLSBAD CA 92008
BUTLER CHRIS A REVOCABLE
TRUST 03-20-13
152 REDWOOD AVE
CARLSBAD CA 92008
TARVIN DEREK AND MARCI FAMILY
TRUST 12-19-12
301 REDWOOD AVE
CARLSBAD CA 92008
NI CK AND CYNTHIA REVOCABLE
LIVING TRUST 04-0~-04
1363 E GRAND AVE
POMONA CA 91766
JONES JANIE LYNN
TRUST 06-11-85
3630 SURFWOOD DR
MALIBU CA 90265
ADLER JUDITH L SEPARATE
PROPERTY TRUST 08-24-04
PO BOX 9507
RANCHO SANTA FE CA 92067
SERGEYEVA MARINA
6789 MALLEE ST
CARLSBAD CA 92011
WILBER SABINA B TR
515 LAUREL AVE ·
· BREA CA 92821
BOLES CHARLES AND LAVONN
REVOCABLE TRUST 06-08-00
360 REDWOOD AVE
CARLSBAD CA 92008
COURY DANIELL SR
21832 E STACEY RD
QUEEN CREEK AZ 85142
MCALLISTER TRUST 05-30-06
440 N GRANADOS AVE
SOLANA BEACH CA 92075
DAVIS JOHN A AND DENA M
REVOCABLE TRUST 12-27-06
PO BOX 949
CAMP VERDE AZ 86322
MILAM TRUST 04-18-13
3286 JAMES DR
CARLSBAD CA 92008
FOST SUE E TRUST 06-04-97
363 HEMLOCK AVE
UNIT A
CARLSBAD CA 92008
CARLSBAD VILLAGE APARTMENTS L
L C
3642 VILLAGE CIR
CARLSBAD CA 92008
BREMSETH MARIANNE REVOCABLE
TRUST 09-05-07
.520 ANCHOR WAY
CARLSBAD CA 92008
ESKAM CHACE A
450 ANCHOR WAY
CARLSBAD CA 92008
GONZALES JANICE C
TRUST 02-07 -00
3715 NAUTICAL DR
CARLSBAD CA 92008
TEPPER TINA TRUST O 6-11-90
3745 NAUTICAL DR
CARLSBAD CA 92008
MYREN DONALD C JR AND LORRI E
J
3730 NAUTICAL DR
CARLSBAD CA 92008
ETCHELLS JOHN R
367 HEMLOCK AVE
UNIT A
CARLSBAD CA 92008
PEDROZA JOSEPH AND KRISTIN
365 HEMLOCK AVE
UNIT A
CARLSBAD CA 92008
MILLER DAVID AND JOHANNA
FAMILY TRUST 08-21-05
3940 SYME DR
CARLSBAD CA 92008
HOHMAN FAMILY TRUST OF COSTA
MESA 08-07-08
1125 ESSEX LN
NEWPORT BEACH CA 92660
NORTH SAN DIEGO COUNTY
TR."rNSIT DEVELOPMENT BOARD
PUBLIC AGENCY
CARLSBAD C~ 92018
VOORHEES GARRY TEST OF
26544 EVERGREEN AVE
MURRIETA CA 92563
SIGALL FAMILY TRUST 06-18-20
440 ANCHOR WAY
CARLSBAD CA 92008
YEANEY SHEILAH REVOCABLE
LIVING TRUST 08-29-06
7851 S HILL DR
LITTLETON CO 80120
MONTAGUE LUKE AND MARSHA M
3750 NAUTICAL DR
CARLSBAD CA 92008
GUNSON JUSTIN AND LINDSEY
3720 NAUTICAL DR
CARLSBAD CA 92008
BOLTON M KENT
367 HEMLOCK AVE
UNIT B
CARLSBAD CA 92008
SMITH MEGAN ELIZABETH FAMILY
TRUST 04 -03-17
365 HEMLOCK AVE
UNIT B
CARLSBAD CA 92008
LANZL JUSTIN
2114 PETALUMA AVE
LONG BEACH CA 90815
FIELDS LONDON
PO BOX 131749
CARLSBAD CA 92013
VALDIVIA FAMILY LIVING
TRUST 10-25-00
1112 W TERNERO ST
· TUCSON AZ 85704
BUTCHER NEAL HAND MELISSA L
460 ANCHOR WAY
· CARLSBAD CA 92008
HADLEY RICHARD AND DONNA
FAMILY TRUST 08-15-14
430 ANCHOR WAY
CARLSBAD CA 92008
SMOLENSKI EDWARD
3735 NAUTICAL DR
CARLSBAD CA 92008
VALDOVINOS VICTOR
3740 NAUTICAL DR
CARLSBAD CA 92008
JULIANO-MAZZELLA TERESA
LIVING TRUST 02-24-09
3715 HIBISCUS CIR
CARLSBAD CA 92008
MURRAY ERIC AND JOYLYNN
3725 HIBISCUS CIR
CARLSBAD CA 92008
GHIO PHYLLIS D TRUST 08-25-03
2618 GUNNELL AVE
SAN PEDRO CA 90732
HENDRIX LOREN LAND VIRDEL M
3720 HIBISCUS CIR
CARLSBAD CA 92008
SAYOC FAMILY TRUST 02-03-05
525.ANCHOR WAY
CARLSBAD CA 92008
REISER MARK AND NANCY
3815 NAUTICAL DR
CARLSBAD CA 92008
RETZER MARKLYN J AND WENDY D
3845 NAUTICAL DR
CARLSBAD CA 92008
PAULDING MICHAEL G
3875 NAUTICAL DR
CARLSBAD CA 92008
KULLMANN JASON AND LORI M
3860 NAUTICAL DR
CARLSBAD CA 92008
KANE RYAN RAND KERRY C
3830 NAUTICAL DR
CARLSBAD CA 92008
CULLEN FAMILY TRUST 05-06-1 6
3815 HIBISCUS CIR
CARLSBAD CA 92008
BURNS ADAM RAND CHRISTINA I
3735 HIBISCUS CIR
CARLSBAD CA 92008
ANGUIANO FAMILY 2015
TRUST 05-20-15
3740 HIBISCUS CIR
CARLSBAD CA 92008
SUTHERLAND REVOCABLE
TRUST 03-20-12
3710 HIBISCUS CIR
CARLSBAD CA 92008
·TAYLOR DAVID AND SCHRAM NEIL
TRUST 04-23-04
6200 VIA SUBIDA
PALOS VERDES PENI CA 90275
MAUS ROLAND TRUST 05-20-05
3825 NAUTICAL DR
CARLSBAD CA 92008
KOLDEN MARYL LIVING
TRUST 03-15-12
3962 ALZADA RD
ALTADENA CA 91001
ROPER FRANK R JR AND PATRICIA
A LIVING TRUST 07-11-07
'3885 NAUTICAL DR
CARLSBAD CA 92008
INDRIERI RICHARD L FAMILY
TRUST 12-09-91
4992 VIA MARTA
CARLSBAD CA 92008
COLLINS CHARLES WAND JEANNIE
615 S NEVADA ST
OCEANSIDE CA 92054
REDEN DULICE A TRUST
87-3197 JAPONICA RD
CAPTAIN COOK HI 96704
DOUGHTY DOROTHY
TRUST 02-03-16
3745 HIBISCUS CIR
CARLSBAD CA 92008
VOORHEES JOHN F
PO BOX 6055
ANAHEIM CA 92816
CARLSON DONALD O AND SHIRLEY
J T TRS
14527 W RAVENSWOOD DR
SUN CITY WEST AZ 85375
PERRY JEFFREY T AND KRISTEN M
3805 NAUTICAL DR
CARLSBAD CA 92008
LAMP FAMILY TRUST 01-30-20
3835 NAUTICAL DR
CARLSBAD CA 92008
ANDERSON ROBERT AND LAURA
FAMILY TRUST 02-02-18
2278 PLAZUELA ST
CARLSBAD CA 92009
GARCIA FRANCIS T AND JULIANN
3895 NAUTICAL DR
CARLSBAD CA 92008
JONVILLE FAMILY LIVING
TRUST 12-11-17
146 CADMUS ST
ENCINITAS CA 92024
ROBB PATRICIA S REVOCABLE
TRUST 05-07-13
3810 NAUTICAL DR
CARLSBAD CA 92008
NASSIF GEORGE F
3835 HIBISCUS CIR
CARLSBAD CA 92008
OCCUPANT
267 JUNIPER AVE
CARLSBAD CA 92008
OCCUPANT
295 JUNIPER AVE
CARLSBAD CA 92008
OCCUPANT
345 JUNIPER AVE APT 3
CARLSBAD CA 92008
OCCUPANT
345 JUNIPER AVE APT 6
CARLSBAD CA 92008
OCCUPANT
345 JUNIPER AVE APT 9
CARLSBAD CA 92008
OCCUPANT
345 JUNIPER AVE APT 12
CARLSBAD CA 92008
OCCUPANT
. 320 HEMLOCK AVE
CARLSBAD CA 92008
OCCUPANT
302 HEMLOCK AVE APT A
CARLSBAD CA 92008
OCCUPANT
305 HEMLOCK AVE
CARLSBAD CA 92008
OCCUPANT
333 HEMLOCK AVE
CARLSBAD CA 92008
OCCUPANT
285 JUNIPER AVE
CARLSBAD CA 92008
OCCUPANT
345 JUNIPER AVE APT 1
CARLSBAD CA 92008
OCCUPANT
345 JUNIPER AVE APT 4
CARLSBAD CA 92008
OCCUPANT
345 JUNIPER AVE APT 7
CARLSBAD CA 92008
OCCUPANT
345 JUNIPER AVE APT 10
CARLSBAD CA 92008
OCCUPANT
330 HEMLOCK AVE
CARLSBAD CA 92008
OCCUPANT
290 HEMLOCK AVE APT A
CARLSBAD CA 92008
OCCUPANT
302 HEMLOCK AVE APT B
CARLSBAD CA 92008
OCCUPANT
315 HEMLOCK AVE
CARLSBAD CA 92008
OCCUPANT
331 HEMLOCK AVE
CARLSBAD CA 92008
OCCUPANT
285B JUNIPER AVE
CARLSBAD CA 92008
OCCUPANT
345 JUNIPER AVE APT 2
CARLSBAD CA 92008
OCCUPANT
345 JUNIPER AVE APT 5
CARLSBAD CA 92008
OCCUPANT
345 JUNIPER AVE APT 8
CARLSBAD CA 92008
OCCUPANT
345 JUNIPER AVE APT 11
CARLSBAD CA 92008
OCCUPANT
330 HEMLOCK AVE
CARLSBAD CA 92008
OCCUPANT
290 HEMLOCK AVE APT B
CARLSBAD CA 92008
OCCUPANT
285 HEMLOCK AVE
CARLSBAD CA 92008
OCCUPANT
335 HEMLOCK AVE
CARLSBAD CA 92008
-29 PRINTED -
BILLEB BRYAN C
3845 HIBISCUS CIR
CARLSBAD CA 92008
CALDWELL DAVID J AND SORANA
3850 HIBISCUS CIR
CARLSBAD CA 92008
WIEDERKEHR LIVING
TRUST 04 -19-05
3820 HIBISCUS CIR
CARLSBAD CA 92008
PAWLOWSKI BYPASS TRUST
19309 ITASCA ST
NORTHRIDGE CA 91324
PATTEN ROBERT F TRUST
PO BOX 37
SAN MARCOS CA 92079
CORDONNIER MICHAEL J AND
SARAH
3810 HIBISCUS CIR
CARLSBAD CA 92008
COOKE RENE M FAMILY
TRUST 03-18-16
3865 HIBISCUS CIR
CARLSBAD CA 92008
BLAIR LESLIE RAND DOROTHY C
2001 FAMILY TRUST
3830 HIBISCUS CIR
CARLSBAD CA 92008
-218 PRINTED--
* DUPLICATE OWNERS REMOVED
City of Carlsbad
1200 Carlsbad Village Drive
Carlsbad, CA 92008
Planning Commission Appeal
Hemlock Coast Homes
Chris Garcia, Associate Planner
July 13, 2021
Carlsbad Municipal Code (CMC) Section 21.54.150 outlines
procedures for appeals of Planning Commission decisions,
and states:
“Grounds for appeal shall be limited to the following: that
there was an error of abuse of discretion on the part of
the planning commission in that the decision was no
supported by the facts presented to the planning
commission prior to the decision being appealed; or that
there was not a fair and impartial hearing”.2
CMC 21.54.150
Section 21.54.150 goes on to state that the City Council’s
consideration is “de novo” (or “like new”) but limits the
consideration to “only the evidence presented to the Planning
Commission for consideration in the determination or decision being appealed.”
Therefore, no new information may be considered by the City
Council that was not presented to the Planning Commission.
The appeal is limited to the grounds stated in the appeal. The City Council may uphold, modify or overturn the Planning
Commission’s decision. 3
CMC 21.54.150
•Staff presentation
•Council opportunity to ask questions of staff
•Appellant presentation
•Applicant presentation
•Mayor opens public hearing
•Council receives comments from speakers
•Mayor closes public hearing
•Council discussion
•Council decision4
Procedure
5
Aerial Map
Hemlock Coast Homes
PUD 2020-0001/SDP 2020-0004
CDP 2020-0042/Me OOJ (DEV2020-0023 •
0 50 100
•Residential condominium project
–4 total units in two, three-story buildings
–All three-bedroom units (1,949 – 2,349 s.f.)
–All units have an attached two-car garage
–Two common visitor parking spaces on-site
•Additional visitor parking in driveway of Unit 1
6
Project Information
Site Plan
7
UNIT 3
3 STORIES
1.949S0.FT
-UNIT1 JSTORIES
2.1◄150.FT
llfVl<Y,AY
I PARKIIG (7) SP
I
~ _ LINE CF BLDG MV _
"""'"" UNIT4
JSTORIES
1.949 SO. FT.
OARACE
UNIT2 JSTORIES
t349SO. FT.
OOIIJSAOOM
8
•January 2020 –Preliminary review application
•October 2020 –Formal application submitted
•April 2021 –Planning Commission approved
–Appeal filed
•July 2021 –City Council appeal hearing
9
Project History
Concerns Raised in the Appeal
•Density
•Front setback
•Lack of information
10
Density
11
•General Plan Land Use: R-23 Residential
–15-23 dwelling units per acre
–Lot size (0.19 acres) allows 3-4 units
•Consistent with Growth Management Control Point
•Consistent with City Council Policy No. 43
•April 6, 2021: City Council adopted a resolution
regarding growth management and housing caps
Front Setback
12
•CMC Chapter 21.45 –Planned Developments
–10’ setback from street
–20’ setback from street for direct entry garages
•Property line located 8’ from face of curb
•Project complies with objective standards
Lack of Information
13
•Planning Commissioners:
–Received project staff report and plans
–Received a briefing from staff
–Received written public comments
–Visited the site and/or viewed via online maps
–Asked questions of staff and received answers
State Housing Accountability Act
•GC §65589.5(j)(1) states cities shall not disapprove a
project or impose a condition requiring lower density
unless the city finds based on a preponderance of
evidence that the project would have a specific, adverse
impact on public health or safety, or there is no feasible
method to satisfactorily mitigate or avoid such adverse
impact
14
Recommendation
15
Staff recommends that the City Council…
ADOPT a resolution DENYING the appeal and
UPHOLDING the Planning Commission’s decision
to approve the project entitled Hemlock Coast
Homes
Planning Commission Appeal
Hemlock Coast Homes
Chris Garcia, Associate Planner
July 13, 2021
Back-Up Slides
17
Building A –South/Hemlock
18
Building B – South/Internal
19
General Plan Land Use
-
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