HomeMy WebLinkAbout2023-09-12; City Council; ; Hope Apartments: A Proposed Four-Story, 156-unit Apartment Building at 950 and 1006 Carlsbad Village Dr., 2944 Hope Ave., 945-A, 945-B and 955 Grand Ave. (CT 2022-0001/SDCA Review RK
Meeting Date: Sept. 12, 2023
To: Mayor and City Council
From: Scott Chadwick, City Manager
Staff Contact: Shannon Harker, Senior Planner
shannon.harker@carlsbadca.gov, 442-339-2621
Subject: Hope Apartments: A Proposed Four-Story, 156-unit Apartment Building
at 950 and 1006 Carlsbad Village Dr., 2944 Hope Ave., 945-A, 945-B and
955 Grand Ave. (CT 2022-0001/SDP 2022-0006)
District: 1
Recommended Action
Hold a public hearing and adopt a resolution (Exhibit 1) approving a Tentative Tract Map (CT
2022-0001) and Site Development Plan (SDP 2022-0006) to consolidate land, demolish an
existing hotel and three residential structures and construct a four-story, 156-unit multi-family
residential l apartment building with subterranean parking located at 950 and 1006 Carlsbad
Village Dr., 2944 Hope Ave., 945-A, 945-B and 955 Grand Ave. and within Local Facilities
Management Zone 1.
Executive Summary
The City Council is being asked to approve a tentative tract map and site development plan for
the development of a four-story, 45-foot-tall, 156-unit multi-residential rental apartment
building with two levels of subterranean parking on five lots on Carlsbad Village Drive and
Grand Avenue.
The developer is seeking the maximum 50% density bonus allowed under state law in return for
designating at least 15% of the proposed base dwelling units affordable to very low-income
households. A density bonus allows a developer to increase the number of residential units on a
property above the maximum limit set by a city’s general plan in exchange for reserving a
certain number of the new units as affordable for at least 55 years.
The project is also required to comply with the city’s Inclusionary Housing Ordinance, which
requires this developer to make 15% of the project’s total units affordable for lower-income
income households.
The developer is proposing to provide 20 very low-income affordable rental units, which
satisfies both the state’s Density Bonus Law and the Inclusionary Housing Ordinance
requirements. When factoring in the density bonus, the developer proposes a project with a
density of 52.8 dwelling units per acre.
Sept. 12, 2023 Item #9 Page 1 of 22
For the reasons explained in the staff report, city staff determined that all required findings can
be made to support approval of this request. The Planning Commission has also recommended
the City Council approve the tentative tract map and site development plan for the project.
The project is in the area covered by the Village & Barrio Master Plan. This request is before the
City Council because that plan requires a site development plan for the construction of
buildings over 5,000 square feet or projects with more than four dwelling units in the Master
Plan, and the City Council is the decision-maker for all site development plans within the master
plan area.
In addition, Carlsbad Municipal Code Section 21.54.040.C.3 requires all concurrently processed
development permits to be considered and approved by the same decision-maker; so the
tentative tract map to consolidate the lots also requires City Council approval.
Explanation & Analysis
The 2.95-acre site consists of five legal lots, with
street frontage on Grand Avenue to the north,
Carlsbad Village Drive to the south and the Hope
Avenue alley to the west. A location map is
included as Exhibit 2. The site is currently
developed with a Carl’s Jr. drive-through
restaurant, the Carlsbad Village Inn, a 109-room
hotel, and three single-family homes.
The proposed project consists of the
development of a four-story, 156-unit rental
apartment building with 277 parking spaces,
including a 272-space, two-level subterranean
parking garage. It will require the demolition of
three homes and the Carlsbad Village Inn. The
existing Carl’s Jr. fast-food restaurant, drive-thru
and surface parking around its perimeter are
proposed to remain.
To facilitate the development of the site and achieve the project’s desired number of units, the
five existing lots, including the Carl’s Jr. lot, will be consolidated into one lot. As a result of the
lot consolidation and mixture of existing and proposed land uses, the project is considered a
horizontal mixed-use project, unlike more traditional mixed-use projects, which have
businesses on the ground floor and homes above.
Vehicle access will be provided by an existing 24-foot-wide shared private driveway on the east
side of the proposed apartment building. The shared driveway provides through access from
Carlsbad Village Drive to Grand Avenue and currently provides access to the Carlsbad Village
Inn, Carl’s Jr., and the 106-unit, four-story Village Lofts apartment building.
Proposed street improvements along Carlsbad Village Drive include widening the sidewalk in
front of Carl’s Jr. to 10 feet to match the existing, wider sidewalk to the north and to comply
with the mobility requirements of the Village & Barrio Master Plan. While an existing grass
planter will be removed along the Carl’s Jr. frontage, the developer proposes to plant five trees
Sept. 12, 2023 Item #9 Page 2 of 22
at the western perimeter of the existing parking lot to soften the interface between the parking
lot and the enhanced sidewalk. The existing street trees in the sidewalk will remain.
Along Grand Avenue, the project will:
•Remove all existing frontage improvements and replace them with a new, six-foot-wide
meandering sidewalk
•Add a four-foot-wide parkway with street trees and pedestrian-scale street lighting
•Provide Americans with Disabilities Act-accessible ramps on both sides of Grand Avenue
at the Hope Avenue alley intersection (the northeast and southeast corners)
•The dedication of a 30-foot-wide strip of right-of-way to the city
The proposed apartment building is 45-feet-tall with allowable architectural projections (i.e.,
elevator tower, parapets, metal canopy/architectural tower) up to 55 feet in height. The
developer’s architect describes the architectural style as “Modern Coastal.” The design
incorporates a variety of stucco colors to break up the facades, horizontal wood siding,
porcelain tile accents, a large metal trellis over the amenity area on the fourth floor, two metal
canopy roofs, and metal sunshades over select units. In addition to the amenity area on the
fourth floor, two large common open space courtyards are proposed on ground level.
State Density Bonus and Inclusionary Housing Ordinance
The project site is in the Freeway Commercial (FC) district of the Village & Barrio Master Plan,
which permits a density range of 28 to 35 dwelling units per acre. The developer is seeking the
maximum 50% increase in density allowed under Government Code Section 65915, the state
Density Bonus Law. A developer can also request waivers from local development standards if
needed to achieve the density allowed under state law.
In addition to satisfying the affordable housing requirements of the state Density Bonus Law,
the developer is also required to satisfy the requirements of the city’s Inclusionary Housing
Ordinance, Carlsbad Municipal Code Chapter 21.85. The developer is proposing to build a total
of 20 affordable units, which satisfies both requirements. The units are required to be
affordable to households with very low-income units, so it qualifies for a credit reducing the
percentage of affordable unit from 15% to 12.5%. Please see the detailed calculation below for
reference:
Summary
Base units 2.95 acres X 35 dwelling
units per acre
104
(103.25 rounded up)
Density bonus units 104 base units X 50% 52
Maximum no. of units allowed base units + density
bonus 156
Total no. of units requested/proposed 156
Density bonus affordable units
(very low income) 104 base units x 15% 16
(15.6 rounded up)
Inclusionary affordable units
(very low income) 156 total units x 12.5% 20
(19.5 rounded up)
Total affordable units* 20
*Inclusionary Ordinance units also count as density bonus affordable units.
Sept. 12, 2023 Item #9 Page 3 of 22
Requested waivers
As part of the density bonus request, the developer is seeking three waivers to the
development standards of the Freeway Commercial District and Village & Barrio Master Plan.
Under the density bonus law, there is no limit to the number of waivers an applicant can
request as long as the waiver does not cause a specific adverse impact on public health or
safety or on property listed on the California historical register, or would violate state or federal
law. A summary of the requested waivers is included below. None of the requested waivers
meet these criteria. Please refer to Exhibit 6 (public comments) of the Planning Commission
staff report (Exhibit 3) for a more detailed analysis.
Waivers to development standards of Freeway Commercial District
•Private open space: Under Section 2.7.4 of the Master Plan, a minimum of 80 square
feet of private open space (i.e., decks or balconies) shall be provided per unit. In
addition, the minimum dimension shall be six feet. The proposed balconies range in size
from 38 to 83 square feet. The developer is requesting a reduction in the standard for
required area and minimum dimensions for private open space.
•Fourth floor square footage: Under the Master Plan, Section 2.7.4 also states the square
footage of enclosed fourth floor space shall not exceed 80 percent of the largest
enclosed floor space below (floors one, two, or three). However, in no case shall the
fourth-floor enclosed space exceed the amount of third floor enclosed space. The
proposed fourth floor space covers 95% of the largest floor below it. The developer is
requesting a waiver to this standard.
•Building massing (the bulk and size of a building), maximum wall plane and roofline
variation: Section 2.7.4 states that no building facade visible from any public street or
the Interstate5 freeway shall extend more than 50 feet in length without a five-foot
minimum variation in the wall plane. The building is designed with a varying amount of
architectural relief (i.e., recesses and projections) facing Carlsbad Village Drive and
Grand Avenue but does not specifically comply with the standard of Section 2.7.4. The
developer is requesting a waiver to this standard.
State Housing Accountability Act
The city's discretionary authority on this project is limited because all such multi-family
residential projects are subject to the state Housing Accountability Act, California Government
Code Section 65589.5(j)(1), which states when a proposed housing development project
complies with the applicable, objective general plan, zoning and subdivision standards and
criteria that were in effect at the time that the application was deemed complete, cities cannot
disapprove the 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 and safety, or there is no feasible method to satisfactorily mitigate or avoid such
adverse impact.
A “specific, adverse impact” means a significant, quantifiable, direct, and unavoidable impact,
based on objective, identified written public health or safety standards, policies, or conditions
as they existed on the date the application was deemed complete; and there is no feasible
method to satisfactorily mitigate or avoid the adverse impact, other than the disapproval of the
Sept. 12, 2023 Item #9 Page 4 of 22
project or the approval of the project upon the condition that it be developed at a lower
density.
Planning Commission
The Planning Commission considered the proposed project at a public hearing on June 21,
2023. After questions and discussion, the Planning Commission voted 5/1/1 (Lafferty - No,
Kamenjarin - Absent), to recommend approval of the project to the City Council. At the hearing,
one member of the public representing the community group, Imagine Carlsbad, expressed
concerns about the contemporary architectural design, condition of the Carl’s Jr. parking lot
and the loss of landscaping along the Carl’s Jr. frontage to accommodate a wider sidewalk.
During discussion and deliberation, the Planning Commission also asked questions pertaining to
a direct pedestrian connection from the new apartment building to Carlsbad Village Drive.
Issues of concern
•Architectural design
In response to concerns raised regarding the proposed contemporary design and that is
not the desired architectural style of the community, staff responded it was the
applicant’s choice and the Freeway Commercial District and Village & Barrio Master Plan
does not currently require a particular architectural style.
•Carl’s Jr. parking lot
In response to concerns raised regarding the state of the Carl’s Jr. parking lot, the
developer indicated the trash in the parking lot comes from the existing hotel and that
the situation would improve with the demolition of the hotel and redevelopment of the
site.
•Sidewalk versus landscaping
In response to concerns raised regarding the proposal to widen the sidewalk and
remove landscaping between the sidewalk and the Carl’s Jr. parking lot, staff explained
the Village & Barrio Master Plan recommends a wider sidewalk to improve pedestrian
mobility in the Village. As a result, the developer will be required to dedicate 10 feet of
right-of-way along Carlsbad Village Drive to the city, resulting in a sidewalk that will be
10 feet wide, not including existing tree wells, signage, etc. The sidewalk will provide
continuity with the sidewalk on the east side of the shared drive aisle, in front of the
Village Lofts building. In addition, the five trees will be planted at the southern edge of
the parking lot.
•Pedestrian connection to Carlsbad Village Drive
In response to concerns raised about the absence of a direct pedestrian connection
from the new apartment building to Carlsbad Village Drive, the applicant indicated a
pedestrian connection was proposed to the east, across the drive aisle that leads to the
Village Lofts building and Carlsbad Village Drive to the south. However, the developer
acknowledged some modifications could be made to the site design to provide a more
direct connection. Since the Planning Commission hearing, staff have worked with the
applicant to revise the project design to add a more direct pedestrian connection to
Carlsbad Village Drive. The modifications include the removal of some landscaping and
the conversion of parking stalls adjacent to the drive aisle from standard to compact to
Sept. 12, 2023 Item #9 Page 5 of 22
create additional width for the new four-foot-wide pedestrian walkway, which includes
enhanced paving. The project plans have been updated to reflect the new design.
A complete description of the project and staff analysis that supports the requested permit
approvals is included in the Planning Commission staff report (Exhibit 3). The Planning
Commission’s actions and decisions are included in the attached minutes (Exhibit 4) and
resolution (Exhibit 5).
Community Engagement
A public notice of this meeting, as well as for the Planning Commission hearing, was mailed to
property owners within 600 feet of the project site and posted consistent with the
requirements of the Ralph M. Brown Act. Information regarding public notification of this item
such as mailings, public hearing notices posted in a newspaper of general circulation and on the
city’s website are available in the Office of the City Clerk.
The developer completed the early public notice procedures and the Enhanced Stakeholder
Outreach Program required by under City Council Policy No. 84 -Development Project Public
Involvement Policy.
A public meeting was held on Aug. 29, 2022, at the Village Lofts retail space, at 1040 Carlsbad
Village Drive and s even neighbors/stakeholders attended. A summary of the questions raised
by attendees at the meeting and the developer’s answers, as well as the developer’s
correspondence with the public before and after the outreach meeting, is included in the
Planning Commission staff report.
The full enhanced stakeholder outreach report is included as Exhibit 8 of the Planning
Commission staff report, with public comment letters included as an Exhibit. Any comment
letters received since the Planning Commission staff report was posted are included as Exhibit 6
of this report.
Fiscal Analysis
All required improvements needed to serve this project will be funded by the property owner,
so there is no cost to the city from this action.
Options
The following options are available to the City Council:
1.Approve the proposed tentative tract map and site development plan as recommended
by staff and the Planning Commission
Pros
•Provides 156 rental units in close proximity to a mass transit station and
neighborhood-businesses, promoting walkability and mobility and supporting the
Village’s businesses
•Provides 20 very low-income affordable housing units, helping the city satisfy
state-mandated requirements to provide low-income affordable housing
•Improves vehicle and pedestrian travel along Grand Avenue and Carlsbad Village
Drive
Cons
•None
Sept. 12, 2023 Item #9 Page 6 of 22
2.Remand the project back to the Planning Commission for additional review
Pros
•The Planning Commission could resolve any issues or concerns the City Council
might have about design or compliance with standards. The City Council should
provide clear direction why the project is being remanded and what is expected
from the Planning Commission
Cons
•Delays the approval of the project
•The City Council and Planning Commission should be aware that under the state’s
Housing Accountability Act, a project cannot be denied and the density cannot be
reduced unless the project is found to have a specific adverse impact on public
health or safety
2.Deny the project
Pros
•If the project is found to have a specific, adverse impact on public health or safety,
another project that achieves the goals and policies of the Village & Barrio Master
Plan may be approved
Cons
•The city would not benefit from the addition of 156 rental apartment units, which
would support the surrounding businesses in the Village by adding more residential
units within walking distance
•The city (and state) would not benefit from the addition of 20 very low-income
affordable rental housing units
•Vehicle and pedestrian travel will not be improved along Grand Avenue and Carlsbad
Village Drive
The City Council should be aware that under the state’s Housing Accountability Act, a project
cannot be denied and the density cannot be reduced unless the project is found to have a
specific adverse impact on public health or safety. The City Council would need to cite specific
findings as its reason for denial and must comply with the terms of the state’s Housing
Accountability Act.
Next Steps
If Option 1 is selected, staff will ensure that all project conditions are satisfied and that the
project complies with all applicable regulations and laws prior to issuing permits
Environmental Evaluation
The City Planner has determined that the project qualified for an exemption under the
California Environmental Quality Act, Guidelines Section 15332 – In-Fill Development Projects.
Section 15332 is an exemption for projects under five acres, located within urban areas, and
consistent with the general plan and zoning regulations for the site. A notice of intended
decision regarding the environmental determination was advertised on April 10, 2023, and
posted on the city’s website. No comment letters or appeals were received. Consistent with
Carlsbad Municipal Code Chapter 21.54- Procedures, Hearings, Notices, and Fees, the City
Planner’s written decision is final.
Sept. 12, 2023 Item #9 Page 7 of 22
Exhibits
1.City Council resolution
2.Location map
3.Planning Commission staff report dated June 21, 2023 (on file in the Office of the City Clerk)
4.Planning Commission minutes dated June 21, 2023 (on file in the Office of the City Clerk)
5.Planning Commission Resolution No. 7486 (on file in the Office of the City Clerk)
6.Public comments
Sept. 12, 2023 Item #9 Page 8 of 22
RESOLUTION NO. 2023-236
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD,
CALIFORNIA, APPROVING A TENTATIVE TRACT MAP (CT 2022-0001) AND
SITE DEVELOPMENT PLAN {SDP 2022-0006) TO CONSOLIDATE LAND,
DEMOLISH AN EXISTING HOTEL AND THREE RESIDENTIAL STRUCTURES AND
CONSTRUCT A FOUR-STORY, 156-UNIT MULTI-FAMILY RESIDENTIAL
APARTMENT BUILDING WITH SUBTERRANEAN PARKING LOCATED AT 950
AND 1006 CARLSBAD VILLAGE DRIVE, 2944 HOPE AVE., 945-A, 945-B AND
955 GRAND AVE. AND WITHIN LOCAL FACILITIES MANAGEMENT ZONE 1
CASE NAME: HOPE APARTMENTS
CASE NO.: CT2022-0001/SDP 2022-0006{DEV2022-0030)
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 June 21, 2023, hold a duly
noticed public hearing as prescribed by law to consider Tentative Tract Map CT 2022-0001 and Site
Development Plan SDP 2022-0006, as referenced in Planning Commission adopted Resolution No. 7486
recommending to the City Council that they be approved; and
WHEREAS, the City Council of the City of Carlsbad held a duly noticed public hearing to consider
said site development plan and coastal development permit; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if
any, of all persons desiring to be heard, the City Council considered all factors relating to the site
development plan 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.
2.That the recommendation of the Planning Commission for the approval of Tentative
Tract Map CT 2022-0001 and Site Development Plan SDP 2022-0006, are adopted and
approved, and that the findings and conditions of the Planning Commission contained
in the Planning Commission adopted Resolution No. 7486 on file with the City Clerk and
incorporated herein by reference, are the findings and conditions of the City Council,
except as modified with the following additional condition of approval:
a.A direct pedestrian connection from the public entry of the apartment building to
Carlsbad Village Drive shall be incorporated into the final design of the project, to
the satisfaction of the City Planner.
Exhibit 1
Sept. 12, 2023 Item #9 Page 9 of 22
3.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:
"NOTICE"
The time within which judicial review of this decision must be sought is governed by Code of Civil
Procedure, Section 1094.6, which has been made applicable in the City of Carlsbad by Carlsbad
Municipal Code Chapter 1.16. Any petition or other paper seeking review must be filed in the
appropriate court not later than the ninetieth day following the date on which this decision becomes
final; however, if within ten days after the decision becomes final a request for the record is filed with
a deposit in an amount sufficient to cover the estimated cost or preparation of such record, the time
within which such petition may be filed in court is extended to not later than the thirtieth day following
the date on which the record is either personally delivered or mailed to the party, or his attorney of
record, if he has one. A written request for the preparation of the record of the proceedings shall be
filed with the City Clerk, City of Carlsbad, 1200 Carlsbad Village Drive, Carlsbad, CA 92008.
PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City of
Carlsbad on the 12th day of September, 2023, by the following vote, to wit:
AYES:
NAYS:
ABSTAIN:
ABSENT:
Blackburn, Bhat-Patel, Acosta, Burkholder, Luna.
None.
None.
None. i�
KEITH BLACKBURN, Mayor
-i}r SHERRY FREISINGER, City Clerk
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Sept. 12, 2023 Item #9 Page 10 of 22
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Hope Apartments
SITE MAP
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Map generated on: 5/11/2023
Exhibit 2
Sept. 12, 2023 Item #9 Page 11 of 22
Exhibit 3
Planning Commission staff report dated June 21, 2023
(on file in the Office of the City Clerk)
Sept. 12, 2023 Item #9 Page 12 of 22
Exhibit 4
Planning Commission minutes dated June 21, 2023
(on file in the Office of the City Clerk)
Sept. 12, 2023 Item #9 Page 13 of 22
Exhibit 5
Planning Commission Resolution No. 7486
(on file in the Office of the City Clerk)
Sept. 12, 2023 Item #9 Page 14 of 22
Exhibit 6
Sept. 12, 2023 Item #9 Page 15 of 22
From:
To:
Cc:
Subject:
Date:
£1fillD.i.og
Shannon Harker
. Eric Lardy; Cynthia Vigeland
FW: Hope Apartments
Wednesday, June 21, 2023 1:05:24 PM
-----Original Message-----
From: Jimmy Ukegawa <jimmy@aviarafarmsinc.com>
Sent: Tuesday, June 20, 2023 11:07 PM
To: Planning <Planning@CarlsbadCA.gov>
Subject: Hope Apartments
Dear Planning Commissioners,
My name is James Ukegawa. I live at 1270 Plum Tree Rd, Carlsbad CA 92011 and have been a resident of Carlsbad
for 63 years.
I'm writing to you today to voice my support of the Hope Apartment project. I favor additional affordable housing
in Carlsbad for the following reasons: More affordable housing in our community gives young families a place to
start their lives. It gives homes close to where people work which cuts down on commuter traffic. And anytime we
can knock down older buildings for newer more aesthetic projects only can add to Carlsbads appeal.
Thank you for your service to our city,
Sincerely
James (Jimmy) Ukegawa
Sent from my iPhone
CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe.
Sept. 12, 2023 Item #9 Page 16 of 22
fl':l lmagine ma1fl Carlsbad
June 2023
Imagine Carlsbad is a community group active in pursuing meaningful and
creative planning and design for our "Downtown Village".
With that said, we are requesting that you, our Planning Commission, ask a
few things of the Hope Ave Apartment applicant, Wermers Company and also
of staff. I.C. has met with Wermers in their San Diego office and we made
them aware we felt the design / appearance of their proposed development
was off target and would not be a positive for the Village as proposed. The
head of the company is a long time citizen of Carlsbad. With that background
we assumed Mr. Wermers and company would be aware of the documented
goals in the "Community Vision" statement made some years back via the
City's "Envision Carlsbad program. Two of those goals are, 1-"Small Town
Feel" & 2 -"Neighborhood revitalization -revitalizing the downtown Village as
a Community Focal Point". We request the PC ask the applicant how these
two goals and the term/title Village influenced the look/ appearance they gave
their building?
The VBMP states that street frontages shall provide a consistent store front
along major streets. Leaving the 70s Carl's Jr as is does not comply with the
VBMP, please ask the planning staff to explain this. Also it is our
understanding the city will take an additional 1 Oft of ROW along CVD, if so
how will the project comply with the City's landscape standards requiring all
parking must have a 4ft landscape screen at the street?
PC, please also ask the Engineering dept to clarify when and how did it start
allowing alleys in the Village to take on the title of Avenue?
Lastly, we ask that the PC make a request, just a request, that the Wermers
Company once again use planning dept Policy 35 (as they did on their first
project "The Lofts") to make changes to the look of their project after it has
received discretionary approval as is. As we all know the City is having
"Objective Design Standards" drafted with one set specific to the Village.
Please make the request that Wermers review these new standards once
finalized and adjust their structure to better comply with the standard's desired
look. Specifically section 4.2-D, this would mean dividing the proposed
structure's 300+/-ft wide north and south elevations. The draft would give a
150ft max width but I.C. believes a 100ft max is more appropriate. Each
segment would have a separate building style. Same general structure, same
height, same overall width, same density just an appearance better suited for
the Carlsbad neighborhood we all call our "Village".
Sept. 12, 2023 Item #9 Page 17 of 22
June 11, 2023
Hello Planning Commissioners and City Staff,
My name is Michael Weingarten, and I have lived in Carlsbad for twenty plus years, raised my two
daughters here in the Carlsbad public school district and am proud to be a LONG-TIME Carlsbad
resident. For both work and pleasure, I have traveled both in the US and abroad, and truly
appreciate what a great city Carlsbad is and proud to call it home.
I wanted to share with you my letter supporting the Hope Apartments project. I have seen the
renderings and believe it will be a great addition to the downtown Carlsbad area. As we all know,
Carlsbad and all of San Diego County desperately needs housing in all shapes and sizes and this
project offers a great rental opportunity for people in the Village. Plus, it will help the City meet
its housing requirements from the State and bring some relief to the huge housing demand for
our region.
This project seems to check all the boxes when it comes to development in a denser area like the
Village.
• It provides parking, so that residents don't park on the surface streets
• It is close to all the great new restaurants and retail in the Village area.·
• It has nice amenities for the residents.
• The architectural design looks excellent and seems to complement the styles of other new
developments in the area.
• It will be great to have a new residential building replace the old and run down Motel 6.
• I support smart well-planned growth in Carlsbad, a great City that I live in, and I do
believe that this project is an example of this.
So as you consider your vote for this project I request that you approve the Hope Apartments
project.
Thank you,
Michael Weingarten
La Costa Valley resident on Camino Robledo
Sept. 12, 2023 Item #9 Page 18 of 22
City of Carlsbad
Dear Planning Commissioners and City Staff,
Planning Division
June 13, 2023
As a resident of Carlsbad, CA I am writing you to share my support for, and recommend you approve, the
Hope Apartments project located at 1006 Carlsbad Village Drive .
This project is easy to support because it checks the box for all the things we look for in a new
development in the Village. The density, height, parking, affordable units, and the architecture are all in
line with what is intended for this area by the Village and Barrio Master Plan and the City development
code.
The redevelopment of the motel and vacant lot will only be a positive for the neighborhood and the new
apartment building will be a compliment to the adjacent Lofts apartments, which is owned and operated
by the Applicant. They have a proven track record of building and staying to operate their projects long
term, which is a great bonus for the community.
Also, with the demand for housing only increasing, this project will provide some relief to the City's
housing needs and do so in a way that has been planned for by the City.
As you consider your vote for this p-roject, I recommend that you vote to approve it as it will be a positive
development for the Village and the City of Carlsbad.
Sincerely,
Sept. 12, 2023 Item #9 Page 19 of 22
..
•.
Dear Planning Commissioners and City Staff, June 13, 2023
I am writing you to share my support for, and recommend you approve, the HbpeApartments project
located at 1006 Carlsbad Village Drlv.e.
This project is easy to support because it checks the box for all the things we lookfo.r ih a new
development in the Village. The density, height, parking, affordable unhs, and the architecture are all in
line with what is intended for this area by the ViHage and Barrio Master Plan and the City development
code.
The redevelopment of the motel and vacant lot will only be a positive for the neighborhood arid the new
apartment building will be a compliment to the adjacent Lofts ap·artments., whkh is own~d and operated
by the Applicant. They have a proven track record of building and staying to operate. their proJects long
term, which is a great bonus for the community~
Also, with the demand for housing only increasing, this project will provide some re11ef to the City's
housing needs and do so in a w-ay that has been planned for by the City. As a renter I wholly endorse this
project.
As you consider your vote for this project, I recommend that you vote to approve it as itwil-I be a positive
development for the Village and the City of Carlsbad.
Sincerely,
£. -=:£tc,<.J-"~ rY~~l
. nne Flowers
Sept. 12, 2023 Item #9 Page 20 of 22
Dear Planning Commissioners and City Staff, JLlne.13, 2023
I am writing you to share my support for-, .and recommend -you -apprrnte, the Hope ApartmEtnts project
located -;rt 1006 Carl·sbad Village Drive.
This-project is easy to support because it Ghecks-the box foT all the thJngs we look for1n a new
development ln the Vrllage. The density, height, parking, affordable units,, and the archite.cture .are an in
line with what i.s intended for thls area by the Village :and Barrio Master Plan and the City develop:ment . . ' •
code.
The redeveiopment of the motel and vacant lot will only be a p.ositive for the neighborhood and the new
apartment building wrn b:e a compHmentto the adjacent lofts apartments, which is owned and operated
by the A~plitant, They have a proven track record of building and staying to operate their projects long
term, which is a great bonus for the community.
Also, wlth the demand for housing only mcreasing, this proJect will provide some relief to the City1s
housing needs and do so Jn a way that has been pfainned for by the City.
As you conslder your vote for thrs project, l recommend that you vot-e to approve it as it will 13e a positive
development for th€ Village and the City of Carlsbad. •
Sincereiy,
/unc?~
T-0m Browne
Sept. 12, 2023 Item #9 Page 21 of 22
Dear Planning Commissioners and City $taff, June 13, 2023
,/·
As a resident of Carisbad, CA I a~ w~iting you to .share my{upport for, ;nd r~commend ~ou approve, the
Hope Apartments project located at 1006 Carlsbad Village Drive.
This project is easy to support be-cause it checks the box for all the things we look for in a new
development in the Village. The density, height, parking, affordable units, and the architecture are all in
• line with what is intended for this .area by the Village and Barrio Master Plan and the City development
c.ode.
The redevelopment of the motel and vacant .lot will only be .a positive for the neighborhood and the new
apartment building will be a compliment to the adJ9cent Lefts apartments, which is owned and operated
by the Applka.nt They have· a proven track record of building and staying to operate their projects long
term, which is a great bonus for the community.
Also, With the demand for housing only increasing, this project Will provide some relief to the City's
housing needs and do so in a way that has been planned for by the City.
As you consider your vote forth is project, I recommend that you vote to approve it as it will he a positive
development for the Village and the City of Carlsbad.
Sincerely,
Cadie Browne-lee
Sept. 12, 2023 Item #9 Page 22 of 22
.JUN l G 2023
Plamning Division
Dear Plannflig Cdrnmtss.ioners and City Staff, June 137 2023
I am writing-you t{? share my support for, and recommend you approve, th.e Hope Apartments project
1-ocated at 1006 Carfshad Village Drive.
This project'is ea~y to su,ppo.rt because it checks the box for all the things we look for ih a new
development in the ViJlage. The densTty, height, parking, affordabfe units, and the architecture are all in
line with what is inten(;led fo·r this area by the VH lage and Barrio Master Plan and the City development
code.
The rndevelop:ment of tbe mote'I and vacant lot wiU onty b:e a positive for the neighborhood and the new
apartment building wm be a tompliment t:o the adjacent Lofts apartments, which is owned and operat ed
by the Applicant. They have a proven track reeord of build1ng and stayrng to operate thef:r projects long
term, which is a great bonus for the· community.
Also, wfth the demand for housing only increasing, this project will provide some rellef to the City's
ho us'f.ng needs :and do so in a way that ha-s been planned for by the City.
As you coi'lsi:der your vote for this project, I recommend that yo,u vote to approve it as lt wfJI be a positive
development for the Village and the City ofCarlsbad.
Sincerely,
Ken Lee
AFFIDAVIT OF MAILING
NOTICE OF PUBLIC HEARING
TO: CITY CLERK
DATE OF PUBLIC HEARING:
SUBJECT: Jj°{JR-~.._J-mur&.J
?t/L1lJoc:;13
LOCATION: WJ.200 Carlsbad Village Drive, Carlsbad, CA 92008
D Other: -----------------
DATE POSTED TO CITY WEBSITE g/;J.9/~;3
DATE NOTICES MAILED TO PROPERTY OWNERS: 8 / 31 /d,.oQ,,. J., ,
NUMBER MAILED: L3o
I declare under penalty of perjury under the laws.of the State of California that I am employed by
the City of Carlsbad and the foregoing is true and correct.
DEPARTMENT: [0'ci.TY CLERK'S OFFICE □OTHER--------
, J. 1l1c ~, s/d'ZfonoQ;.
Signature Date
------------------------------------------------------------
SENT TO FOR PUBLICATION VIA E-MAIL TO: □ Union Tribune on ----
~ Coast News on 9?/:).__9 /:2.3
PUBLICATION DATE: Union Tribune ---------------
Coast News 1 u/ 2,o23
I declare under penalty of perjury under the laws of the State of California that I am employed by
the City of Carlsbad and the foregoing is true and correct.
DEPARTME~T: [B't1TY CLERK'S OFFICE □ OTHER _______ _
!J. We~ sl;;nl2o~ ' Signature Date
Attachments: 1) Mailing Labels
2) Notice w/ attachments
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 5 p.m. on Tuesday, Sept. 12, 2023, to
consider approving a Tentative Tract Map and Site Development Plan to consolidate land, demolish an existing hotel and
residential structures and construct a four-story, 156-unit multiple-family residential apartment building with subterranean
parking. The subject site consists of five parcels totaling 2.95 acres, located at 950 and 1006 Carlsbad Village Drive, 2944 Hope
Avenue, 945-A, 945-B and 955 Grand Avenue and within Local Facilities Management Zone 1, and more particularly described
as:
PARCEL 1, APN 203-320-20-00:
THAT PORTION OF TRACT 117 OF CARLSBAD LANDS, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA,
ACCORDING TO MAP THEREOF NO. 1661, FILED IN THE
OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, MARCH 1, 1915, BOUNDED AND DESCRIBED IN THE TITLE REPORTS
ATTACHED TO THE SUBJECT APPLICATIONS ON FILE.
PARCEL 2. APN 203-320-02-00 :
ALL THAT PORTION OF TRACT 117 OF CARLSBAD LANDS, IN THE COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING
TO MAP THEREOF NO. 1661, FILED IN THE OFFICE OF THE COUNTY
RECORDER OF SAN DIEGO COUNTY, MARCH 1, 1915, BOUNDED AND DESCRIBED IN THE TITLE REPORTS ATTACHED TO THE
SUBJECT APPLICATIONS ON FILE.
PARCEL 3. APNs 203-320-41-00 and -40-00
PARCELS 1 AND 2 OF PARCEL MAP 2868 IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, FILED IN
THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, JULY 22, 1974. EXCEPTING THEREFROM ALL THAT PORTION
OF PARCEL 1 AND 2 OF PARCEL MAP 2868 THAT WAS GRANTED TO THE CITY OF CARLSBAD BY FINAL ORDER OF
CONDEMNATION RECORDED JUNE 2, 1994, AS INSTRUMENT NO. 1994-0376671 OF OFFICIAL RECORDS.
PARCEL 4, APN 203-320-51-00
A NON-EXCLUSIVE EASEMENT FOR INGRESS-EGRESS AND DRIVEWAY PURPOSES OVER THAT PORTION OF TRACT NO. 117 OF
CARLSBAD LANDS, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP NO. 1661,
FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, MARCH 01, 1915, BOUNDED AND DESCRIBED IN THE
TITLE REPORTS ATTACHED TO THE SUBJECT APPLICATIONS ON FILE.
PARCELS. APN 203-320-48-00:
PARCEL B OF PARCEL MAP NO. 21619, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, FILED IN THE
COUNTY RECORDER OF SAN DIEGO COUNTY ON SEPTEMBER 12, 2018 AS FILE NO. 2018-7000347 OF OFFICIAL RECORDS. SAID
PARCEL B BOUNDED AND DESCRIBED IN THE TITLE REPORTS ATTACHED TO THE SUBJECT APPLICATIONS ON FILE.
Whereas, on June 21, 2023, the City of Carlsbad Planning Commission voted 5/1/1 (Lafferty -No; Kamenjarin -Absent) to
recommend approval of a Tentative Tract Map and Site Development Plan to consolidate land, demolish an existing hotel and
residential structures and construct a four-story, 156-unit multiple-family residential apartment building with subterranean
parking. The subject site consists of five parcels totaling 2.9S acres, located at 950 and 1006 Carlsbad Village Drive, 2944 Hope
Avenue, 945-A, 945-B and 955 Grand Avenue and within Local Facilities Management Zone 1. In accordance with the California
Environmental Quality Act (CEQA) and CEQA Guidelines, the City Planner has determined that the project qualified for an
exemption pursuant to CEQA Guidelines Section 15332, In-fill Development Projects.
Those persons wishing to speak on this proposal are cordially invited to attend the public hearing. Copies of the staff report will
be available on and after Sept. 8, 2023. If you have any questions, please contact Senior Planner Shannon Harker in the Planning
Division at (442) 339-2621 or Shannon.Harker@carlsbadca.gov. The meeting can be viewed online at
https://www.carlsbadca.gov/city-hall/meetings-agendas or on the City's cable channel. In addition, written comments may be
submitted to the City Council at or prior to the hearing via U.S. Mail to the attention of Office of the City Clerk, 1200 Ca rlsbad
Village Drive, Carlsbad, CA 92008, or via email to clerk@carlsbadca.gov.
If you challenge these 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:
PUBLISH:
CT 2022-0001/SDP 2022-0006
HOPE APARTMENTS
SEPT. 1,2023
CITY OF CARLSBAD CITY COUNCIL
-<J\
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~
~ '!\
\ -0
~
NOT TO SCALE
SITE MAP
Hope Apartments
CT 2022-0001/SDP 2022-0006 (DEV2022-0030)
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AVERY 6240 :
CARLSBAD VILLAGE 11 LLC
UNIT 202
3444 CAMINO DEL RION
SAN DIEGO CA 92108
VS CR E HOLDINGS LL C
PO BOX 71970
PHOENIX AZ 85050
VINCENT & SAMANTHA GALER
1025 LAGUNA DR
CARLSBAD CA 92008
JASON AMUNDSON
1055 LAGUNA DR
CARLSBAD CA 92008
WATSON CAROLYN S LIVING
TRUST 03-19-19
984 HOME AVE
CARLSBAD CA 92008
CALABRESE DALE C TRUST 03-
19-15
1012 HOME AVE
CARLSBAD CA 92008
E SA P PORTFOLIO LLC
PO BOX 49550
CHARLOTTE NC 28277
JACK B MILLS
PO BOX 991
CARLSBAD CA 92018
SUSAN G LAMPE
UNIT8
3609 SEASHORE DR
NEWPORT BEACH CA 92663
BROTZMAN STEPHANIE L LIVING
TRUST 05-15-13
5242 SAPPHIRE ST
ALTA LOMA CA 91701
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l,end illo11g lir,e to expose Pop-up Ed,;c I
CARLSBAD VILLAGE II LLC
UNIT 1000
6700 TOWER CIR
FRANKLIN TN 37067
MATSUI RICHARD K & VERA B
TRUST 06-10-04
1005 LAGUNA DR
CARLSBAD CA 92008
ANAAM MARUKI
1035 LAGUNA DR
CARLSBAD CA 92008
ROBERT & ROSENDA P
PIERGEORGE
1312 TORCH KEY WAY
JUPITER FL 33458
SCHAEFFER FAMILY TRUST 02-
05-04
994 HOME AVE
CARLSBAD CA 92008
PATRICK DAILEY
1011 HOMEAVE
CARLSBAD CA 92008
AB 3 LLC
UNIT 9V
20 W 64TH ST
NEW YORK NY 10023
AMAPOLO LL C
3117 WILDFLOWER SMT
ENCINITAS CA 92024
ROBERT & LINDA BURTON
840 GROVE VIEW RD
OCEANSIDE CA 92057
ROEi & ZIV NETTA MAIMON
UNITA
2820 HOPE AVE
CARLSBAD CA 92008
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CARLSBAD VILLAGE II LLC
UNIT 150
5120 SHOREHAM PL
SAN DIEGO CA 92122
THOMAS A & KELLY K MATYN
1015 LAGUNA DR
CARLSBAD CA 92008
KRISTINA DELAROSA
1045 LAGUNA DR
CARLSBAD CA 92008
ALLAN S & TANYA K PHILLIPS
974 HOME AVE
CARLSBAD CA 92008
MICHAEL J LOUGH
1010 HOME AVE
CARLSBAD CA 92008
BLAKE BALDWIN & ARTI THUMAR
965 HOME AVE
CARLSBAD CA 92008
RODRIQUEZ FAMILY TRUST
1010 GRAND AVE
CARLSBAD CA 92008
AIMS 2860 HOPE 2021 LLC
7074 CRYSTALLINE DR
CARLSBAD CA 92011
KARL E STEINBERG
2044 S HORNE ST
OCEANSIDE CA 92054
NICOLE L GAUTREAU
773 WILLARD ST
LEOMINSTER MA 1453
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BRISCOE SUSAN FAMILY TRUST NORA RAVECA LIVING TRUST 01-RICHARD ASHTON
05-01-15 16-09 UNITE
UNITC UNITD 2820 HOPE AVE
2820 HOPE AVE 2820 HOPE AVE CARLSBAD CA 92008
CARLSBAD CA 92008 CARLSBAD CA 92008
KURISU FAMILY TRUST 01-06-09 KRICHBAUM SCOTT & DEBORAH WHEELER FAMILY LIVING TRUST
UNIT F REVOCABLE LIVING TRUST 09-08-12
2820 HOPE AVE UNITG UNIT H
CARLSBAD CA 92008 2820 HOPEAVE 2820 HOPE AVE
CARLSBAD CA 92008 CARLSBAD CA 92008
PRIVATE PROPERTIES L LC P G P CARLSBAD L L C LOPEZ DANIEL & IRENE
PO BOX 669 UNIT 2A REVOCABLE TRUST 11-08-07
POWAY CA 92074 10951 SORRENTO VALLEY RD 928 HOME AVE
SAN DIEGO CA 92121 CARLSBAD CA 92008
WITTENBERG STEVEN & VANWIEREN WOOD J TRUST 10-GOLDMAN GLENN L TRUST 08-
RHONDA 1996 LIVING TRUST I 24-12 10-01
2259 MONTGOMERY AVE PO BOX 232134 UNITD
CARDIFF CA 92007 ENCINITAS CA 92023 2653 ROOSEVELT ST
CARLSBAD CA 92008
BRUCE E/SCOTT G MORTLAND HILARY M HOGAN EMILIO C & MARYELLEN ADAN
2297 DUNSTAN ST I PO BOX 1065 UNITB
OCEANSIDE CA 92054 CARLSBAD CA 92018 880 HOME AVE
CARLSBAD CA 92008
LANPHEAR WILLIAM P IV i GREGORY & CHARMAINE DILL FAMILY TRUST 07-26-04
REVOCABLE TRUST 06-20-95 I LILLESTRAND UNITE
PO BOX 817 UNITD 880 HOME AVE
CARLSBAD CA 92018 880 HOME AVE CARLSBAD CA 92008
CARLSBAD CA 92008
JASON & TINA M BURKE ERICA&AYDEE B ZIELKE STEPHANIE CONDE
UNITF UNITG UNIT 349B
880 HOME AVE 880·HOME AVE 703 PIER AVE
CARLSBAD CA 92008 I CARLSBAD CA 92008 HERMOSA BEACH CA 90254
HEIDRICH LIVING TRUST 02-24-I GB-LDC FAMILY TRUST 07-31-20 STAYNER FAMILY TRUST 12-30-99
16 I UNIT 513 857 HOME AVE
UNITB 603 SEAGAZE DR I CARLSBAD CA 92008
882 HOME AVE OCEANSIDE CA 92054
CARLSBAD CA 92008 I
MICHAEL P & LIZANNE V JAMES & TISHA MARKHAM I FORBES-HAGAN TRUST 12-03-21
HACKETT 853 HOME AVE ' 1187 HUMMINGBIRD CIR
855 HOME AVE CARLSBAD CA 92008 LONGMONT CO 80501
CARLSBAD CA 92008
I I
FIVE COASTAL GEM SOOHOO GEORGE MANE PEEWEE BEACHHOUSE LLC
PROPERTIES LL C REVOCABLE TRUST 10-29-16 1915 ANDREWS CT
158 CAVE 2506 LIGHTHOUSE LN I OCEANSIDE CA 92054
CORONADO CA 92118 CORONA DEL MAR CA 92625
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r----i I AVERY 6240 :
TURNER TERESAM TRUST 11-10-
03
26803 WESTVALE RD
PALOS VERDES PENINSULA CA
90274
HAVILUK BARBARA D
REVOCABLE LIVING TRUST
UNIT 103
800 GRAND AVE
CARLSBAD CA 92008
BURNETT JAMES D & KIMBERLY
REVOCABLE TRUST 02-06-06
208 GIBSON PT
SOLANA BEACH CA 92075
GARCIA-ROSS FAITH M 2019
TRUST 05-20-19
UNIT 109
800 GRAND AVE
CARLSBAD CA 92008
BUCKMASTER CHAD & AMANDA
FAMILY TRUST 02-01-12
3119 CIRCA DE TIERRA
ENCINITAS CA 92024
REED CALVIN L & LINDA E
REVOCABLE LIVING SURVIVORS
UNIT 204
800 GRAND AVE
CARLSBAD CA 92008
THUM FAMILY TRUST 07-18-12
UNIT 207
800 GRAND AVE
CARLSBAD CA 92008
SUSAN M BERGER
22506 SE 45TH LN
ISSAQUAH WA 98029
HAVER FAMILY 2011 TRUST 05-
18-11
16520 SENTERRA DR
DELRAY BEACH FL 33484
STADNICK FAMILY TRUST 07-03-
00
27684 N 71 ST WAY
SCOTTSDALE AZ 85266
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HEKMAT FAMILY TRUST 02-24-06
17234 SILVER GUM WAY
SAN DIEGO CA 92127
KROENER REVOCABLE TRUST
11-30-83
2516 MONTGOMERY AVE
CARDI FF CA 92007
BLACKWOODS LLC
UNIT 107
800 GRAND AVE
CARLSBAD CA 92008
MIGUEL A & MARIVIC T LOPEZ-
PANAMA
2308 MENDOTA WAY
ROSEVILLE CA 95747
DAVID R WILLIAMS
5041 N CAMINO SUMO
TUCSON AZ 85718
MAKATURA FAMILY TRUST 10-25-1
01
2052 KIRKLAND CIR
THOUSAND OAKS CA 91360
JOSEPH S & JOYCE M QUINCE
UNIT 208
800 GRAND AVE
SAN DIEGO CA 92109
ZARNOW FAMILY TRUST 02-14-03
UNIT 211
800 GRAND AVE
CARLSBAD CA 92008
STIDMAN VALERIE H
REVOCABLE TRUST 07-25-16
6504 CHEROKEE TRL
MINNEAPOLIS MN 55439
KUBAT FRANK J JR TRUST 12-08-
06
UNIT 306
800 S GRAND AVE
CARLSBAD CA 92008
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UCKER FAMILY LIVING TRUST 11-
01-02
UNIT 102
800 GRAND AVE
CARLSBAD CA 92008
MICHAEL & DAWN B OBRIEN
UNIT 105
800 GRAND AVE
CARLSBAD CA 92008
BROSNAN JAMES J & PAMELAA
BROSNAN TRUST 03-03-20
UNIT 108
800 GRAND AVE
CARLSBAD CA 92008
JOHNSON LISA K FAMILY TRUST
01-10-03
3306 E KACHINA DR
PHOENIX AZ 85044
MELANIE MAURO
UNIT 203
800 GRAND AVE
CARLSBAD CA 92008
BERGAMASCHI RICHARD J &
MARCHELE A FAMILY TRUST
UNIT 206
800 GRAND AVE
CARLSBAD CA 92008
BUBB FAMILY 2012 TRUST 04-23-
12
UNIT 209
800 GRAND AVE
CARLSBAD CA 92008
MARK A & JULIA G BUTCHKO
7534 SEDGE MEADOW DR
INDIANAPOLIS IN 46278
JAN E & MARGARETA JANSSON
UNIT 304
800 GRAND AVE
CARLSBAD CA 92008
HERBERT LEE & BEVERLY ANN
JONES
UNIT 307
800 GRAND AVE
CARLSBAD CA 92008
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WARWICK S & NOLA M FORD I SHEW STEVEN & TIFFANY GABRIELE COURT LLC
UNIT 26N FAMILY TRUST 04-04-20 UNIT D
142 WEND AVE UNIT 309 328 VISTA VILLAGE DR
NEW YORK NY 10023 800 GRAND AVE VISTA CA 92083
CARLSBAD CA 92008
WILSON CORY A& SUSAN J PGP CARLSBAD SENIORS LTD 11 CARLYLE RESIDENCES
TRUST 12-06-18 UNIT 2A COMMUNITY ASSOCIATION
1330 LONG LAKE RD 10951 SORRENTO VALLEY RD UNIT 280
FLORENCE WI 54121 SAN DIEGO CA92121 5075 SHOREHAM PL
SAN DIEGO CA 92122
CARLYLE TOWNHOMES ALLAHYARI FAMILY TRUST 07-17-DENNYS INC/CARLSBAD
COMMUNITY ASSOCIATION 02 VILLAGE LLC
U"'IT 280 19 TIERRA VISTA PO BOX 260888
5075 SHOREHAM PL LAGUNA HILLS CA 92653 PLANO TX 75026
SAN DIEGO CA 92122
CARLSBAD VILLAGE LLC G6 HOSPITALITY PROPERTY G RT CARLSBAD VILLAGE LLC
UNIT 202 LLC/CARLSBAD VILLAGE LLC UNIT 420
3444 CAMINO DEL RION UNIT 200 2001 WILSHIRE BLVD
SAN DIEGO CA 92108 3444 CAMINO DEL RION SANTA MONICA CA 90403
SAN DIEGO CA92108
CAVALEA TRUST 06-05-95 3095 HARDING L L C CITY OF CARLSBAD
3640 FELIZ CREEK RD UNIT 2A 1200 CARLSBAD VILLAGE
HOPLAND CA 95449 10951 SORRENTO VALLEY RD CARLSBAD CA 92008
SAN DIEGO CA 92121
GASTELUM FAMILY SURVIVORS ZMACK LLC \ EZRA MINISTRIES INC
TRUST 11-16-94 1868 CREST DR 825 CARLSBAD VILLAGE DR
323 HILL DR ENCINITAS CA 92024 CARLSBAD CA 92008
VISTA CA 92083
EZRA MINISTRIES INC <OBA PG P CARLSBAD SENIORS LTD BUCCHARE ERIC T & TRACY L
MISSION CHURCH> UNIT 2A TRUST 03-22-12
825 CARLSBAD VILLAGE DR 10951 SORRENTO VALLEY RD 275 VILLAGE RUN W
CARLSBAD CA 92008 SAN DIEGO CA 92121 I ENCINITAS CA 92024
JACK IN THE BOX INC/PACIFIC KENNETH J DAVIES l 3740 LP
COAST INVESTMENTS GP 1576 PRIMERA ST PO BOX 33628
PO BOX 7099 LEMON GROVE CA 91945 SAN DIEGO CA 92163
NEWPORT BEACH CA 92658
NORMAN SURVIVORS TRUST 06-SCANLON FAMILY TRUST 05-16-I ORANGE LAND HOLDINGS LLC I
06-86 16 I 264 PACIFIC AVE
2615 VIA MASADA 3410 CAMINO ALEGRE SOLANA BEACH CA 92075
CARLSBAD CA 92010 CARLSBAD CA 92009
BANK OF CALIFORNIA/LARSEN HELIX REAL ESTATE UEBER HAUN I LLC/GRANT
GORGON A CHARITABLE INVESTMENT TRUST HOLDINGS LLC
REMAINDER UNITRUST PO BOX 15453 43650 LA CRUZ DR
PO BOX 12734 SAN DIEGO CA 92175 TEMECULA CA 92590
LA JOLLA CA 92039
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AVERY 6240 :
STARDWST HOMES L L C
PO BOX 2100
COL TON CA 92324
G & M GAPCO LLC
16868A LN
HUNTINGTN BEACH CA 92647
OAK 51 APARTMENTS LLC
14336 OLDE HIGHWAY 80
EL CAJON CA 92021
CARLSBAD COMMUNITY
CHURCH
3175 HARDING ST
CARLSBAD CA 92008
Stan Katz
P.O. Box 235481
Encinitas, CA 92023-5481
Gary Nessin
2987 Highland Drive
Carlsbad, CA 92008
Easy Peel Address Labels :
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JACKSON FAMILY TRUST 09-14-
05
2504 MANCHESTER AVE
CARDIFF CA 92007
DARCUIEL FAMILY TRUST 04-15-
15
UNIT 243
601 E PALOMAR ST
CHULA VISTA CA 91911
OAK47APARTMENTSLLC
PO BOX 21010
EL CAJON CA 92021
Shane Rogers
1040 Carlsbad Village Drive Apt 419
Carlsbad, CA 92008
Sam Wright
1287 Buena Vista Way
Carlsbad, CA 92008
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U,,, AvPry Tcmphtc 51 GO 1
2952 HARDING LLC
4899 CASALS PL
SAN DIEGO CA 92124
LAEL B LEONE
985 OAK AVE
CARLSBAD CA 92008
RACHEL 2015 TRUST 04-02-15
931 OAKAVE
CARLSBAD CA 92008
TJ Childs
3331 Madison Street
Carlsba9, CA 92008
Allez a avery.ca/gab~rits :
HOPE APARTMENTS
CT 2022-0001/SDP 2022-0006 (DEV2022-0030)
SEPTEMBER 12, 2023
CITY COUNCIL HEARING
PRE SE NTE D B Y
WERMERS PROPERTIES
Local developer from Carlsbad that is family-owned
and operated since 1957.
HOPE APARTMENTS, CARLSBAD SEPTEMBER 2023
Unique from other developers. We buy, build, and operate
long-term. Our projects are investments in the community.
Majority of properties are in San Diego with other projects in
Southern California.
We are dedicated to Carlsbad.
•Lofts Apartments: Own and operate.
•Aviara Apartments: Under construction.
Aviara Apartments
Lofts Apartments
Project Site -Location
•City Region:
•District 1
•Village-Barrio
•Location:
•1006 Carlsbad Village Drive
•Next to 5 Freeway
•Adjacent to shopping center
•Walkable to Village retail,
restaurants, beach, etc.
•At the heart of the Village
HOPE APARTMENTS, CARLSBAD SEPTEMBER 2023
Existing Project Site
HOPE APARTMENTS, CARLSBAD SEPTEMBER 2023
Hotel3
Units
Vacant
Carl’s Jr.
Proposed Project -Permits
Tentative Tract Map (CT)
For consolidation of 5 lots into 1 lot
Site Development Plan (SDP)
For development of the mixed-use project
TWO PERMITS
HOPE APARTMENTS, CARLSBAD SEPTEMBER 2023
CT 2022-0001 I SOP 2022-0006
TENTATIVE TRACT MAP! SITE DEVELOPMENT PERMIT
HCPE AVENUE APAR1'MENTS
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Proposed Project –Residential Building
•Total Units: 156
•Affordable/Inclusionary Units: 20
•Height: 45 ft
•Residential Area: 144,976 sf
•Landscaped Area: 12,000 sf
•Common Open Space: 16,000 sf
•Unit Variety: Studio, 1-, 2-and 3-
Bedrooms
HOPE APARTMENTS, CARLSBAD SEPTEMBER 2023
•Pedestrian Improvements:
•Widening Carlsbad Village Drive sidewalk
•Renovating Grand Avenue sidewalk from Hope Avenue to
Project Driveway
•Per Planning Commission Request:
•Collaborated with City staff to include new path from Leasing
Center courtyard DIRECTLY to Carlsbad Village Drive.
Proposed Project - Compliant
•Land Use/Zoning:
•Village Barrio (VB) / Freeway Commercial (FC)
•Residential Mixed Use is an Allowable Use
•Density:
•Total Allowed (Base + Density Bonus) = 156 Units
•Total Proposed = 156 Units
•Affordable Units:
•Density Bonus + Inclusionary = 20 Units
•Proposed = 20 units (Very Low)
•Height Limit:
•Allowable = 45 feet
•Proposed = 45 feet
•CEQA:
•Exempt (In-Fill)
•Robust analysis performed
HOPE APARTMENTS, CARLSBAD SEPTEMBER 2023
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Proposed Project –Building and Amenities
•Resident Amenities:
•Fitness Center
•Indoor Community Space
•Outdoor Gathering Areas
•BBQs
•Swimming Pool/Jacuzzi
•Activity Areas
•Roof Deck
•Business/Leasing Center
HOPE APARTMENTS, CARLSBAD SEPTEMBER 2023
Proposed Project –California Contemporary Architecture
VIEW FROM SOUTHEASTERN CORNER LOOKING NORTHWEST VIEW FROM NORTHWESTERN CORNER LOOKING SOUTHEAST
Entrance Driveway
Carl’s Jr.
Parking Lot
HOPE APARTMENTS, CARLSBAD SEPTEMBER 2023
Grand Avenue
Planning for Future Generations
•Maximum number of Solar Panels on the Roof Top
•Electric vehicle charging stations for residents and guests
•Low-flow water fixtures and LED lighting throughout
•Efficient water heaters
•Compliance with Cal Green Standards
•Drought-tolerant landscaping
•Community is conveniently located near transit,retail,
recreational amenities,and schools
HOPE APARTMENTS, CARLSBAD SEPTEMBER 2023
Outreach
Compliant with Policy No. 84
•Part B –Enhanced Stakeholder Outreach
•Noticing signage (2 signs)
•Mailed notices
•Public outreach meeting
•Responsive to all inquires/comments
•Approved outreach report
Main Public Concerns
1)Traffic/Safety
2)Parking
3)Community Character
HOPE APARTMENTS, CARLSBAD SEPTEMBER 2023
Outreach –Response to Public Concerns
1) Traffic Concern: More traffic and safety issue at Grand Avenue and Hope Avenue.
•Level 1 Transportation Impact Analysis (not required).
•Increase of only 105 net total daily trips. No impacts.
•Improvements along Grand Avenue and to pedestrian access at this intersection.
2) Parking Concern: Not enough spaces will lead to too much street parking.
•State requirement: 78 spaces
•City requirement: 196 spaces
•Proposed: 277 spaces
•NO WAIVER FOR PARKING
3) Community Character Concern: Architecture does not align with the neighborhood.
•Architecture style and sizing are similar to recently approved projects in the neighborhood.
•Attended and following Design Review Committee public meetings.
HOPE APARTMENTS, CARLSBAD SEPTEMBER 2023
Outreach –Response to Public Concerns
Community Character
A –LOFTS APARTMENTS (2017)
D –GRAND JEFFERSON (2020)
C –CARLYLE (2017)
B –GRAND WEST (2018)
HOPE APARTMENTS, CARLSBAD SEPTEMBER 2023
PROJECT SITE
Outreach –Response to Public Concerns
Community Character
A –LOFTS APARTMENTS (2017)
D –GRAND JEFFERSON (2020)
C –CARLYLE (2017)
B –GRAND WEST (2018)
HOPE APARTMENTS, CARLSBAD SEPTEMBER 2023
Proposed Project –Needed Housing
Housing Crisis
•We have all felt or seen the crisis.
•Next generations face big challenges.
•No silver bullet, an all options approach.
•Hope Apartments is one piece of the puzzle.
•More housing, in the right places, is needed.
HOPE APARTMENTS, CARLSBAD SEPTEMBER 2023
Proposed Project –Achieving Planning Goals
State Housing Mandates
•Hope apartments will help the City meets its
required goals of providing housing units
Long-Range Planning
•The City of Carlsbad and its residents have
been planning for this type of project through
years of long-term planning.
HOPE APARTMENTS, CARLSBAD SEPTEMBER 2023
Thank you for your consideration
HOPE APARTMENTS, CARLSBAD SEPTEMBER 2023
Hope Apartments
Shannon Harker, Senior Planner
Community Development
September 12, 2023
CT 2022-0001 / SDP 2022-0006
Item No. 9
{ City of
Carlsbad
5 legal parcels
2.95 acres
Existing uses:
•Carl’s Jr. (retain)
•Carlsbad Village Inn (demolish)
•Three single-family homes
(demolish)
Hope Apartments
Location
2
., A artments
Hope p (DEV2022-0030) p 2022-0006 CT 2022-0001/SD Q
0 30 60 120
(City of
Carlsbad
Freeway Commercial (FC) District
Hope Apartments
Village & Barrio Master Plan
Use: Multi-family uses permitted
by right
Height: 45’ and 4 stories
Density: 28-35 du/ac
3
(City of
Carlsbad
Hope Apartments
Required Permits
4
•Tentative Tract Map, CT 2022-0001
-Lot consolidation
•Site Development Plan, SDP 2022-0006
-Multi-family apartments
4
1111111
{city of
Carlsbad
156 apartments
Two-level subterranean garage
50% density bonus = 53 du/ac
20 very low-income affordable
units
Hope Apartments
Project Features
5
Carl’s
Jr.
PARKING
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{city of
Carlsbad
Parking
Carl’s
Jr.
PARKING
Shared private driveway
Gated entrance for tenants
0.5 spaces/unit per State Density Bonus Law
= 78 spaces required
277 spaces proposed (1.78 spaces/unit)
110 electric vehicle spaces
(14 fully installed, 68 ready, 28 capable)
Hope Apartments
Parking/Access
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South and East Elevations
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53’
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Waivers to Development Standards
Hope Apartments
Density Bonus Waivers
•Private open space (i.e., balconies)
•Fourth floor square footage
•Building massing-maximum wall plane
and roofline variation
STATE DENSITY
BONUS LAW
8
{city of
Carlsbad
•Planning Commission hearing on June 21, 2023
•Recommended approval (5-1-1) of the tentative
tract map and site development plan
Hope Apartments
Planning Commission Action
99
( City of
Carlsbad
Topics of Discussion
•Architectural design
•Carl’s Jr.-condition of parking lot and
sidewalk improvements adjacent to
Carlsbad Village Drive
•Pedestrian connection to Carlsbad Village
Drive
Hope Apartments
Planning Commission Discussion
10
( City of
Carlsbad
Hope Apartments
Planning Commission-Cont’d
11
Architectural Style
( City of
Carlsbad
Hope Apartments
Planning Commission-Cont’d
12
Carl’s Jr.
Condition of parking lot
Sidewalk and landscape
improvements adjacent to
Carlsbad Village Drive
Mobility
4.3.1 Design for Pedestrians First
Great streets are walkable streets, and an essential distinction of great walkable streets is that the entire space is
designed as an ensemble, from the travel lanes, trees and sidewalks, to the very buildings that line the roadway. There
are a variety of street types, including main streets and neighborhood streets, and each type can be designed to
effectively promote walkability. The following are several key elements for creating a great pedestrian environment
throughout the Village and Barrio.
4. On primary commercial streets in the
Village -such as Carlsbad Boulevard,
Carlsbad Village Drive, Grand Avenue, and
State Street-sidewalk widths of at least ten
feet (twelve feet preferred) are recommended
where feasible, taking into consideration
the traffic volumes of the adjacent roadway.
Sidewalk widths also should allow for adjacent
land uses to utilize the sidewalk for outdoor
seating and other activities, as appropriate.
Periodic features such as curb extensions or
"bulb-outs• can extend the sidewalk into the
parking lane, for example, creating extra space
for pedestrians, decreasing the street width
pedestrians must cross, and slowing down
vehicles.
( City of
Carlsbad
13
Pedestrian Connection
to Carlsbad Village Drive
Hope Apartments
Planning Commission-Cont’d
( City of
Carlsbad
•General Plan
•Zoning Ordinance
•Village & Barrio Master Plan
•State Density Bonus Law
•California Environmental Quality Act (CEQA)
Hope Apartments
Project Consistency
14
{city of
Carlsbad
Housing Accountability Act
Hope Apartments
•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 in
no feasible method to satisfactorily mitigate or avoid
such adverse impact.
15
{city of
Carlsbad
Hope Apartments
Recommendation
ADOPT a resolution (Exhibit 1) approving a Tentative Tract
Map (CT 2022-0001) and Site Development Plan (SDP 2022-
0006) to consolidate land, demolish an existing hotel and
three residential structures and construct a four-story, 156-
unit multi-family residential apartment building with
subterranean parking located at 950 and 1006 Carlsbad
Village Dr., 2944 Hope Ave., 945-A, 945-B and 955 Grand
Ave. and within Local Facilities Management Zone 1.
16
( City of
Carlsbad