HomeMy WebLinkAbout2024-06-05; Planning Commission; ; Carlsbad Village Mixed-Use. Consideration of a land use request to consolidate land into two lots, demolish a 58,735 square-foot retail center, and construct a mixed-useMeeting Date: June 5, 2024 1
To: Planning Commission
Staff Contact: Jason Goff, Senior Planner; 442-339-2643; jason.goff@carlsbadca.gov
Subject: Carlsbad Village Mixed-Use. Consideration of a land use request to consolidate
land into two lots, demolish a 58,735 square-foot retail center, and construct a
mixed-use development consisting of 13,800 square feet of neighborhood-
serving commercial within two one-story buildings, 218 multiple-family
residential apartment units within two five-story buildings, and a five-story
above grade parking structure.
Location: 945-1065 Carlsbad Village Drive / 203-320-53-00, 203-320-54-00, 203-320-55-00,
and 203-320-56-00 / District 1
Case Numbers: SDP 2023-0014 (DEV2023-0078)
Applicant/Representative: Jonathan Frankel, 925-708-3638, jfrankel@landusepro.com
CEQA Determination: ☐Not a Project ☒ Exempt ☐ IS/ND or IS/MND ☐ EIR
☐Other:
Permit Type(s): ☒SDP ☐ CUP ☐ CDP ☐ TM/TPM ☐ GPA ☐ REZ ☐ LCPA
☐Other:
CEQA Status: ☐The environmental assessment IS on the Agenda for discussion
☒A CEQA determination was already issued. That decision is final and
IS NOT on the Agenda
Commission Action: ☐Decision ☒ Recommendation to City Council ☐ Informational (No Action)
Recommended Actions
That the Planning Commission ADOPT the Planning Commission Resolution (Exhibit 1) RECOMMENDING
APPROVAL of Site Development Plan SDP 2023-0014, based on the findings and subject to the conditions
contained therein.
June 5, 2024 Item #1 1 of 269
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Existing Conditions & Project Description
Existing Setting
The subject site consists of four parcels totaling 4.12
acres located at 945-1065 Carlsbad Village Drive (Exhibit
2)and within Local Facilities Management Zone 1. The
properties are currently developed with existing retail
consisting of 58,735 square feet. Topographically, the
site descends gently in elevation from approximately 73
feet (northeast) above mean sea level (MSL) to 63 feet
MSL (southwest). The site is bounded by Carlsbad Village
Drive to the north, Oak Avenue to the south, Interstate-5
to the east, Hope Avenue Alley to the west; and is also
located approximately 0.4-miles from the Carlsbad
Village center and 0.6 miles from local beaches.
Site Map
Table “A” below includes the General Plan and Zoning designations, Village & Barrio Master Plan (VBMP) land use
district(s), and current land uses of the subject site and surrounding properties.
TABLE A – SITE AND SURROUNDING LAND USE
Location General Plan
Designation
Zoning
Designation
VBMP Land
Use District Current Land Use
Site Village Barrio
(V-B)
Village Barrio
(V-B)
Freeway
Commercial
(FC)
Retail shopping center with five buildings
totaling 58,735 square feet anchored by a
24,800-square-foot “Smart & Final” grocery
store. Other uses in the center include a
hardware store, laundromat, pharmacy, bar,
liquor store, thrift stores, antique store,
restaurants, etc.
North V-B V-B FC
Carlsbad Village Drive, gas station, a Carl’s Jr
fast food restaurant, commercial uses, and a
four-story multiple-family apartment building.
South V-B V-B
Barrio
Perimeter
(BP)
Oak Avenue, mix of residential uses from
single-family to multiple-family, one, two, and
three-story construction.
East
V-B; and
Transportation
Corridor (TC)
V-B; TC V-B; T-C Gas Station, Interstate-5
West V-B V-B Village Center
(VC)
Hope Avenue Alley, various public and
commercial uses, including a Jack in the Box
fast food restaurant.
June 5, 2024 Item #1 2 of 269
General Plan Designation(s)
Zoning Designation(s)
Proposed Project
The project developer, Tooley Interests LLC, herein referred to as “Developer,” has submitted application for the
development of a mixed-use development consisting of 13,800 square feet of neighborhood-serving commercial
within two (2) stand-alone one-story buildings (Building A = 8,000 square feet / Building B = 5,800 square feet),
218 multiple-family residential apartment units within two (2) stand-alone five-story buildings with a bridge
connecting the fourth levels, and a five-story above-grade parking garage. The proposed project includes
demolition of an existing retail shopping center with five (5) buildings totaling 58,735 square feet. To facilitate
the development of the project site and to achieve the desired density yield of 218 units at 53 dwelling units per
acre, the project is conditioned to submit for a ministerial approval of a Tentative Parcel Map to consolidate the
four (4) existing parcels into two (2) lots, which also includes recordation of a covenant of easements for private
reciprocal access, parking and drainage purposes; dedication of easements for right-of-way along Carlsbad
Village Drive and Oak Avenue; dedication of easements for Fire Department access along the Hope Avenue
Alley; and dedication of a public drainage easement and a water easement for public water and access purposes.
According to the application, the two (2) single-story commercial buildings fronting Carlsbad Village Drive are
anticipated to contain a combination of retail and restaurant uses, including a neighborhood market.
The Developer is seeking a density bonus under State law, which would entitle the developer to increase the
density of the project by 50% in return for designating at least 15% of the proposed base dwelling units (145
units) affordable to very low-income households. The Freeway Commercial (FC) district in the Village and Barrio
Master Plan allows for 35 dwelling units per acre. The density bonus that is authorized by State law (Gov. Code
§65915) is set on a sliding scale based upon the percentage of affordable units in the project, ranging from 5% to
50% additional units over the base number of units permitted pursuant to the Village & Barrio Master Plan
(VBMP). With the 50% density bonus, the maximum number of residential units allowed on the site is 218 units,
with 22 of those required to be restricted as affordable to very low-income households (per State Density Bonus
Law). In addition, the developer is required to comply with Carlsbad’s Inclusionary Housing Ordinance. In this
case, since very low-income units are proposed, 12.5% of the total number of units proposed or 27 units are
required. The Developer is proposing to provide 27 very low-income units (50% of the area median income),
which satisfies both the State Density Bonus Law and Inclusionary Housing Ordinance requirements. The project
is proposing five density bonus waivers that are discussed in Exhibits 4 and 6.
Vehicular access to the site will occur via three access points from two surrounding streets and the Hope Avenue
Alley. One vehicular driveway is provided on the northern boundary of the site along Carlsbad Village Drive
June 5, 2024 Item #1 3 of 269
which provides access via an existing driveway and left turn pocket. A second access will be provided from the
midpoint of the Hope Avenue Alley. Both the at-grade parking stalls and parking structure will be accessed via
these driveways. The third access will be provided to the parking garage from Oak Avenue for residential tenants
only, which is restricted by a gate.
Along Carlsbad Village Drive, the project is proposing an 8-foot right-of-way dedication and construction of a
new 16-foot-wide parkway with 10-foot-wide sidewalks and 6-foot-wide landscape planters with street trees; an
existing six-inch diameter water line located within the right-of-way is being replaced with an eight-inch
diameter water line; and an existing North County Transit bus stop will be upgraded to include a bus shelter and
bench. On Oak Avenue, the project will maintain the existing 10-foot right-of-way along the project’s frontage,
but will replace existing curb, gutter, and sidewalk with a new 10-foot-wide sidewalk reduced down to 5.5 feet
at each tree well planter location. Along the north side of Oak Avenue, the project will improve the dead-end
street design consistent with city standard cul-de-sac design.
Pursuant to the FC Supplemental District Standard 2.7.4(G)(1), a maximum height limit of 45 feet and four (4)
stories applies to the site. The project will utilize a density bonus waiver to allow a maximum building height
limit of five (5) stories measuring 56 feet in height. Parapets of 4.5 feet tall are proposed around the edge of the
roof structures. Stair and elevator towers of various heights would extend up to 10 feet above the building
height except for the elevator towers on and adjacent to the parking structure that will extend 14 feet above the
maximum building height in order to provide elevator access to the rooftop parking level. No roof structures or
any other space projecting above the roof top provides additional usable floor space beyond its purpose.
As it relates to height specifically, the two (2) proposed one-story commercial buildings fronting Carlsbad Village
Drive and the Hope Avenue Alley each range from 20 feet to 24.5 feet in height. The two (2) proposed five-story
apartment buildings fronting Oak Avenue and the Hope Avenue Alley are separated by a grade break of an
approximately 2.2 feet. The most westerly oriented apartment building (Building C) is the tallest of the two (2)
proposed buildings situated at 56 feet in height as measured at the top of roof, and includes projections, such as
parapets extending up to 60.5 feet, and stair and elevator towers extending up to 66 feet. The easterly situated
apartment building (Building D), which is connected to the proposed five-story parking garage, is 53.8 feet in
height as measured at the top of roof, and includes similar projections, such as parapets extending up to 58.3 feet
in height, stair towers extending up to 63.8 feet and elevator towers extending up to 67.8 feet in height. Bollard
type lighting, consisting of 4-foot-tall bollards, are proposed on the interior parapet walls of the fifth level of the
parking garage to provide roof top lighting, but also avoid glare from overspilling the top deck.
The residential building design incorporates stucco as the primary building material with horizontal and vertical
composite wood siding, metal guardrails and composite shutters and trellis features. The commercial building
designs incorporate horizontal and vertical composite wood siding as the primary building material with a stucco
base, pitched metal roofs and glass storefronts. Accents include metal canopies, metal awnings, and composite
wood trellises.
A general breakdown of the apartment unit types is summarized in Table “B” below.
TABLE B – DETAILS FOR UNIT TYPE
Unit Type Unit Size
Range
Deck Area
(Minimum)
Market Rate
Quantity
Affordable
Quantity Total
Studio 436 SF 80 SF 13 2 15
One-Bedroom 637 SF to 1,132 SF 80 SF 76 11 87
Two-bedroom 879 SF to 1,221 SF 80 SF 79 11 90
Three-bedroom 1,203 SF to 1,365 SF 80 SF 23 3 26
191 units 27 units 218
June 5, 2024 Item #1 4 of 269
To address open space requirements and provide amenities for the residential portion of the project, a total of
23,110 square feet of common open space is proposed and 17,760 square feet of private open space is proposed.
Common open space includes three (3) interior courtyard areas on the ground level and a “sky deck” on the fifth
level. The central courtyard areas include a pool and spa with enhanced paving, raised planters and landscaping,
cabanas with fireplaces, and outdoor barbeques and social cooking/dining areas. Also included are two (2) large
turf areas for lawn games. Additional outdoor barbeques and social cooking/dining areas are oriented around
these turf areas. The “sky deck” on the fifth level is accessed from an undescribed amenity area. The private
open space includes decks for each unit meeting the minimum 80-square-foot area and minimum 6-foot
dimensional requirements.
Pursuant to State Density Bonus Law (Gov. Code §65915(p)(2)), the residential portion of the project is required
to provide 0.5 parking spaces per unit, resulting in a minimum requirement of 109 parking stalls. Further, per
Assembly Bill (AB) 2097, no parking is required for the project due to the site’s one-half mile proximity to a
major transit stop. However, the project will provide a total of 340 parking stalls at grade surrounding the
residential and commercial buildings and within a five-story above grade parking structure1.
Grading for the proposed project includes 1,200 cubic yards of fill and 10,000 cubic yards of cut. As a result, a
total of 7,520 cubic yards of material is proposed to be exported from the site. Plans are attached to the staff
report (Exhibits 14 and 15).
Public Outreach & Comment
The Developer has completed the Early Public Notice procedures pursuant to City Council Policy No. 84
(Development Project Public Involvement Policy). A notice of project application was mailed on June 15, 2023 to
all owners of property located within a 600-foot radius of the project site. A two-foot-tall by three-foot-wide
yellow sign was also posted at the project site on June 15, 2023, notifying all pass-by traffic of the project, which
provides project name, application numbers, description, as well as both Developer and city staff contact
information. A total of 132 property owners were notified through the notice of project application.
In addition to the above, the Developer also completed the Enhanced Stakeholder Outreach Program pursuant
to City Council Policy No. 84 (Development Project Public Involvement Policy). In this case, the Developer
created a project website. The above notice that was mailed on June 15, 2023 included a URL to a project
website (www.carlsbadvillagemixed use.com) for those interested in learning more about the project and/or
providing feedback. The Project website included information about the project, conceptual project images, and
a fillable form to provide feedback.
A total of seven comments were received at the time of the filing of the Enhanced Stakeholder Outreach report
on August 10, 2023 to the city. A copy of the report is included as Exhibit 10. Additional public comments
received during the review process of this application have all been added to the Public Comments Exhibit 11.
Additional public comments will be batched and distributed to the Planning Commission as they are received.
Response to Public Comment & Project Issues
Public comments received were responded to in a timely manner with updates on City processes and confirming
that all comments would be attached to this staff report. Public comments were also forwarded on to the
applicant. Additionally, all commentators were added to an interested parties/stakeholders list to be notified
1 Refer to Exhibit 5 for an info-bulletin that provides more information on restrictions imposed by the state legislature under AB 2097
that limit the city’s ability to require minimum parking standards on certain private development projects, including residential density bonus projects. In Carlsbad there are currently only two major public transit stops (i.e. Carlsbad Village Station and Poinsettia Station).
June 5, 2024 Item #1 5 of 269
separately of the public hearing dates in addition to the city’s public noticing procedures. Main project issues
identified in the public comments are:
• Building Height: The Village & Barrio Master Plan allows for four stories and 45 feet in the Freeway
Commercial (FC) District. However, the project is implementing State Density Bonus Law as discussed
throughout staff report, which includes requests for waivers where such deviations are necessary to
achieve the density allowed under State law.
• Loss of retail grocery store: The city cannot mandate that the grocery store, or any private business,
remain. Landlord and tenant arrangements are outside of the purview of the city. However, the
proposed project will result in the removal of the current tenants. The CEQA analysis looked at vehicle
miles travelled, the measure to look at if there are transportation impacts of a project and did not
identify impacts. The same is true for other uses such as the pharmacy and the hardware store. These
are retail uses that can still be provided within the Village & Barrio Master Plan in the future and are
allowed within several of the nearby districts, such as the:
Village Center (VC) District
Village General (VG) District
Hospitality (H) District
Freeway Commercial (FC) District
Pine-Tyler Mixed-Use (PT) District
• Project design and neighborhood character: California Senate Bill 330 (SB-330), commonly referred to as
the Housing Crisis Act, dictates that only objective design standards can be applied to eligible housing
development projects. Development standards that are subjective in nature cannot be applied to the
project. This application satisfies the objective standards within the Village and Barrio Master Plan, or
proposes to use the provisions allowed by density bonus under state law. Additionally, the project is
protected by SB-330 and was deemed complete prior to the city’s Objective Design Standards being
adopted in Fall 2023.
Project Analysis
General Plan Consistency
The City of Carlsbad General Plan includes several goals and policies that guide development and land use
within the city. A discussion of how the project is consistent with the applicable General Plan policies is
summarized in Exhibit 4.
Village and Barrio Master Plan and Municipal Code Consistency
The Village & Barrio Master Plan as well as certain requirements and provisions in Title 21 of the Municipal Code
(Zoning Ordinance) guide development and land use within the city, consistent with the General Plan. Specific
compliance with these relevant requirements is described in Exhibit 4.
State Density Bonus
The Developer is seeking an increase in the allowable density of the project under Gov. Code §65915, the State
Density Bonus Law. This law allows a developer to increase the density on a property above the maximum limit
set by a city’s general plan in exchange for reserving a certain number of the new dwelling units as affordable or
other qualifying housing for at least 55 years. Developers can also have development standards waived or
revised when such deviations are needed to achieve the density allowed under State law.2 The 4.12 acre site is
located 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 (stated as a minimum to maximum density range). This results in a
2 Refer to Exhibit 7 for an info-bulletin that provides more information on how State Density Bonus Law works.
June 5, 2024 Item #1 6 of 269
maximum base density of 144.2 units (4.12 acres multiplied by 35 units per acre), which rounds up to 145 units
for this site (pursuant to Density Bonus Law, all density calculations are rounded up.) The density bonus that is
authorized by State law is set on a sliding scale based upon the percentage of affordable units in the project,
ranging from 5% to 50% additional units over the number ordinarily permitted. The Developer is requesting a
50% density bonus allowed under State law, for a total of 73 units (145 units multiplied by 50%). In exchange for
the 50% density bonus, the Developer is required to designate 15% of the 145 base maximum density units, or
22 units, as affordable density bonus units. The affordable density bonus units are required to be affordable to
“very low-income households” for a period of 55 years. At the maximum 50% density bonus, a total of 218 units
could be constructed, and the developer is proposing to construct the maximum 218 units at a density of 52.9
dwelling units per acre. The project is requesting incentives, concessions or waivers as allowed under State
Density Bonus Law. Pursuant to Carlsbad Municipal Code (CMC) Section 21.86.060 of the Density Bonus
Ordinance, a project can request incentives, concessions and waivers as defined in State Density Bonus Law,
based on the percentage of affordable units.
Specifically, the Developer is requesting five waivers from development standards of the Village & Barrio Master
Plan as listed below and included in Exhibit 6. Pursuant to State 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, an adverse impact on property listed on the California historical register or would violate
state or federal law.
Waivers
• Waiver of VBMP FC Supplemental District Standard 2.7.4(G)(1) limiting maximum building height to 45
feet and 4 stories.
• Waiver of VBMP Area-Wide Standard 2.6.2(C)(4)(c) to limit architectural features up to 10 feet above
maximum building height.
• Waiver of VBMP Area-Wide Standard 2.6.2(C)(4)(b) to limit roof structures above the building height
maximum: (i) guardrails, roof deck amenities, trellises, parapets up to 42 inches above maximum height
and (ii) roof structures specifically for the housing of elevators and stairways up to 10 feet above
maximum height.
• Waiver of VBMP FC Supplemental District Standard 2.7.4(G)(2)(b) to limit the total square footage of
enclosed fourth floor space not to exceed 80% of the largest floor space below.
• Waiver of VBMP Area-Wide Standard 2.6.1(A)(3) to require vehicle access be taken from an alley and
limit driveway apron to 20 feet.
Inclusionary Housing Ordinance
In addition to the mandatory affordable housing provisions of State Density Bonus Law, the project is also
required to comply with the city’s Inclusionary Housing Ordinance, which is intended to ensure that all
residential development provides a range of housing opportunities for all economic segments of the population,
including households of lower and moderate income.3 Pursuant to the Inclusionary Housing Ordinance, projects
are typically required to designate 15% of their total units as affordable to lower income households. However,
pursuant to City Council Policy Statement No. 57, Inclusionary Housing Ordinance – Alternative Means of
3 Refer to Exhibit 8 for an info-bulletin that provides more information on how the Inclusionary Housing Ordinance works and Exhibit 9 for City Council Policy Statement Policy No. 57 which provides additional information on options to satisfy the intent of the Inclusionary Housing Ordinance
June 5, 2024 Item #1 7 of 269
Compliance, the percentage of units designated as affordable to lower income households can be reduced to
12.5% if:
1. All of the affordable units are made available to very low or extremely low-income households, or
combination thereof;
2. The units are located on the same site as the market-rate units; and
3. No financial assistance from the city is required.
For this project, the applicant is proposing to satisfy the affordable housing requirements by providing 12.5% or a
total of 27 units (12.5% multiplied by 218 total units = 27.25, rounded down to 27 units) as affordable to very
low-income households. The inclusionary units will be located on the same site as the market-rate units and the
Developer is not requesting financial assistance from the city.
The 22 very low-income units required under State density bonus can also be used to satisfy the affordable
housing requirements of the city’s Inclusionary Housing Ordinance under the terms of Carlsbad Municipal Code
Section 21.85.040 – Affordable housing standards and City Council Policy Statement No. 57, Inclusionary
Housing Ordinance – Alternative Means of Compliance. Therefore, for the project to demonstrate consistency
with the Inclusionary Housing Ordinance and City Council Policy Statement No. 57, five additional inclusionary
affordable units are required (in addition to those required by Density Bonus Law). The total number of required
affordable units for the project is 27 units.
Summary of density bonus request and calculations
Base Units (4.12 acres x 35 du/acre) 145 units (144.2 rounded up) Density Bonus Units (145 base units x 50%) 73 units (72.5 rounded up)
Maximum No. of Units (Allowed) (base units + density bonus) 218 units
Total No. of Units (Requested/Proposed) 218 units
Density Bonus Affordable Units (Very Low) (145 base units x 15%) 22 (21.8 rounded up)
Inclusionary Affordable Units (Very Low) (218 total units x 12.5%) 27 (27.25 rounded down)
Total Affordable Units* 27 units
*Inclusionary units also count as Density Bonus Affordable Units
Housing Crisis Act of 2019 (HCA)
This project is subject to California Gov. Code §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 shall not 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 project or the approval of the project upon the condition that it be developed at a lower density.
There is no preponderance of evidence that the project would have a specific, adverse impact on public health
and safety. The design of the site development and the types of improvement would not cause serious public
health or safety problems since the project would not degrade the levels of service on the adjoining streets,
drainage system, public facilities, and city sewer and water is available to the site or can be provided. The
project’s proposed street alignments, grades, and widths; drainage and sanitary facilities and utilities, including
June 5, 2024 Item #1 8 of 269
alignments and grades thereof; location and size of all required easements and right-of-way; lot size and
configuration; and traffic and emergency response access were all reviewed for compliance to relevant city
policies and codes. The proposed deviations (i.e., waivers requested as part of the proposed density bonus,
which are permitted pursuant to State Density Bonus Law), supplement the Developer’s land use application to
avoid restrictive zoning limitations that would preclude the project as it has been designed and submitted to the
city.
Discretionary Actions & Findings
The proposed project requires the approval of a Site Development Plan, which is discussed below.
Site Development Plan, SDP 2023-0014
Pursuant to Section 6.3.3 of the Village & Barrio Master Plan, approval of a Site Development Plan is required for
the construction of buildings over 5,000 square feet or projects with more than four dwelling units. Staff finds
that the required findings for this application can be met (Exhibit 1).
Environmental Review
The California Environmental Quality Act (“CEQA”), and its implementing regulations (“CEQA Guidelines”)
adopted by the Secretary of the California Natural Resources Agency, list classes of projects that have been
determined not to have a significant effect on the environment and as a result are exempt from further
environmental review under CEQA. The City Planner, through the process outlined in CMC Section 19.04.060,
completed a review of the project and potential environmental impacts associated with the project pursuant to
CEQA and determined that the project qualified for an exemption pursuant to CEQA Guidelines Section 15332 –
In-Fill Development. CEQA Guidelines Section 15332 is a Class 32 exemption for projects under five acres,
located within urbanized areas, and consistent with the General Plan and zoning regulations for the site.
This notice was posted on Feb. 29, 2024 for a period of 10-days. No appeals from the public were filed and no
letters were received from the public on the CEQA determination. Therefore, the determination that the project
is exempt from CEQA Guidelines Section 15332 – In-Fill Development, is final and is not subject to consideration
by the public or the Planning Commission. Please see Exhibit 12 for reference.
Conclusion
Considering the information above and in the referenced Exhibits, staff has found that the proposed project is
consistent with all applicable policies of the General Plan, Village & Barrio Master Plan, provisions of the
Municipal Code and Local Facilities Management Zone 1. All required public improvement and utilities are
available to serve the proposed development. In addition, there are no environmental issues associated with the
project.
The project is conditioned to ensure the proposed project’s compatibility with the surrounding properties and
that the public health, safety, and welfare of the community are maintained. The project would be required to
comply with all applicable California Building Standards Codes and engineering standards through the standard
building permit and civil improvement plan checking process. Staff recommends the Planning Commission adopt
the resolution, recommending approval of the proposed project to the City Council as described in this staff
report.
June 5, 2024 Item #1 9 of 269
Exhibits
1. Planning Commission Resolution
2. Location Map
3. Disclosure Statement
4. Project Analysis (General Plan, Zoning Ordinance, Village & Barrio Master Plan)
5. Informational Bulletin IB-131 – AB 2097 Parking Requirements
6. Supplemental Application - Density Bonus Checklist
7. Informational Bulletin IB-112 – State Density Bonus Law
8. Informational Bulletin IB-157 – Inclusionary Housing Program
9. City Council Policy Statement No. 57 – Inclusionary Housing Ordinance - Alternative Means of
Compliance
10. Enhanced Stakeholder Public Outreach Report
11. Public Comments
12. Notice of CEQA Determination of Exemption, Feb. 29, 2024
13. List of Acronyms and Abbreviations
14. Reduced Exhibits
15. Full Size Exhibits “A” – “UU” dated June 5, 2024 (on file in the Planning Department)
June 5, 2024 Item #1 10 of 269
Exhibit 1
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD,
CALIFORNIA, RECOMMENDING APPROVAL OF SITE DEVELOPMENT PLAN,
SDP 2023-0014, TO DEMOLISH FIVE EXISTING COMMERCIAL STRUCTURES
AND CONSOLIDATE FOUR PARCELS OF LAND INTO TWO PARCELS; AND
CONSTRUCT A MIXED-USE DEVELOPMENT CONSISTING OF 13,800 SQUARE
FEET OF NEIGHBORHOOD-SERVING COMMERCIAL WITHIN TWO ONE-STORY
BUILDINGS, 218 MULTIPLE-FAMILY RESIDENTIAL APARTMENT UNITS
WITHIN TWO FIVE-STORY BUILDINGS, AND A FIVE-STORY ABOVE GRADE
PARKING STRUCTURE ON A 4.12-ACRE PROPERTY LOCATED AT 945-1065
CARLSBAD VILLAGE DRIVE IN THE NORTHWEST QUADRANT OF THE CITY, THE
VILLAGE & BARRIO MASTER PLAN, AND LOCAL FACILITIES MANAGEMENT
ZONE 1.
CASE NAME: CARLSBAD VILLAGE MIXED USE
CASE NO.: SDP 2023-0014 (DEV2023-0078)
WHEREAS, Tooley Interests, LLC, “Developer,” has filed a verified application with the City
of Carlsbad regarding property owned by GRT Carlsbad Village, LLC, “Owner,” described as
PARCELS A THROUGH D AS SHOWN ON "CITY OF CARLSBAD M.S. 2018-
0014", IN THE CITY OF SAN DIEGO, COUNTY OF SAN DIEGO, STATE OF
CALIFORNIA, ACCORDING TO PARCEL MAP THEREOF NO. 21699 FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, JULY 16,
2019.
(“the Property”); and
WHEREAS, said verified application constitutes a request for a Site Development Plan as
shown on Exhibit(s) “A” - “UU” dated June 5, 2024, on file in the Planning Division, SDP 2023-0014 –
CARLSBAD VILLAGE MIXED USE as provided by Chapters 21.06, 21.85 and 21.86 of the Carlsbad Municipal
Code and the Village & Barrio Master Plan; and
WHEREAS, the Planning Division studied the Site Development Plan application and
performed the necessary investigations to determine if the project qualified for an exemption from
further environmental review pursuant to the California Environmental Quality Act, (CEQA, Public
Resources Code section 21000 et. seq.), and its implementing regulations (the State CEQA Guidelines),
Article 14 of the California Code of Regulations section 15000 et. seq. After consideration of all evidence
presented, and studies and investigations made by the City Planner and on its behalf, the City Planner
PLANNING COMMISSION RESOLUTION NO.
June 5, 2024 Item #1 11 of 269
determined that the project was exempt from further environmental review pursuant to State CEQA
Guidelines section 15332 – In-fill Development Projects. CEQA Guidelines Section 15332 is a Class 32
exemption for projects under five acres, located within urbanized areas, and consistent with the General
Plan and zoning regulations for the site. The project will not have a significant effect on the environment
and all of the requirements of CEQA have been met; and
WHEREAS, on Feb. 29, 2024, the city distributed a notice of intended decision to adopt
the “In-fill Development Projects” exemption. The notice was posted for a 10-day period, which began on
Feb. 29, 2024 and ended on March 11, 2024. The city did not receive any comment letters or an appeal
on the CEQA findings and determination. The effective date and order of the City Planner CEQA
determination was March 11, 2024.
WHEREAS, the Planning Commission did, on June 5, 2024, hold a duly noticed public
hearing as prescribed by law to consider said request relative to the Site Development Plan land use
application; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of all persons desiring to be heard, said Commission considered all factors relating to
the Site Development Plan.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of
Carlsbad as follows:
A) That the foregoing recitations are true and correct.
B) That based on the evidence presented at the public hearing, the Planning Commission
RECOMMENDS APPROVAL OF SDP 2023-0014 – CARLSBAD VILLAGE MIXED USE, based
on the following findings and subject to the following conditions:
Findings:
Site Development Plan, SDP 2023-0014
1. That the proposed development or use is consistent with the General Plan and any applicable
master plan or specific plan, complies with all applicable provisions of Chapter 21.06 of the
Carlsbad Municipal Code, and all other applicable provisions of this code, in that the project
June 5, 2024 Item #1 12 of 269
proposes the demolition of an existing shopping center with approximately 58,735 square feet
of commercial uses, and in its place the construction of a new mixed-use development
consisting of 13,800 square feet of neighborhood-serving commercial within two one-story
buildings, 218 multiple-family residential apartment units (191 market rate and 27 affordable)
within two five-story buildings, 289 garage parking spaces within a five-story parking structure,
and 51 surface parking spaces, all on a 4.12-acre infill site located within the Freeway
Commercial (FC) District of the Village & Barrio Master Plan. Mixed-use, consisting of multiple-
family residential and commercial (i.e., restaurants, retail, markets, etc.), is permitted by right
within the FC District. The project is consistent with the various elements and objectives of the
Village (V) General Plan Land Use designation and the Village & Barrio Master Plan as discussed
in the findings below and in the project staff report dated June 5, 2024 incorporated by
reference. Although the project’s residential density of 53 dwelling units per acre is above the
35 du/ac maximum that is allowed by the FC District, the 218-unit residential project can be
found consistent with the General Plan Land Use Policies as discussed in the findings below and
in the project staff report dated June 5, 2024 through use of a Density Bonus as allowed under
California Law and the Carlsbad Municipal Code. State law encourages cities to provide
affordable housing through incentives to developers (i.e., State Density Bonus Law,
Government Code §65915). State Density Bonus Law allows a developer to increase density on
a property above the maximum density, set under the land use policies of the General Plan,
zoning district, and Specific Plan/Master Plan. In this instance, based on the adopted land use
density of the Freeway Commercial (FC) District of the Village and Barrio Master Plan, the base
number of units allowed for a 4.12-acre parcel at 35 du/ac is 145 dwelling units. The applicant
is requesting a 50% increase in density to yield 218 total units. Density Bonus Law stipulates
that a request for a density bonus does not constitute a valid basis on which to find a proposed housing development project is not compliant with a general plan. In addition, State Density
Bonus Law explicitly requires the city to consider “the density allowed under the land use
element of the general plan” in determining maximum allowable residential density and
General Plan conformance. Therefore, the proposed density of the project is deemed compliant
with the land use density designation of the General Plan and Village and Barrio Master Plan.
2. That the requested development or use is properly related to the site, surroundings and
environmental settings, will not be detrimental to existing development or uses or to
development or uses specifically permitted in the area in which the proposed development or use
is to be located, and will not adversely impact the site, surroundings or traffic circulation, in that
the proposed mixed-use development is located within the Freeway Commercial (FC) District of
the Village & Barrio Master Plan. The project will not be detrimental to existing uses or to uses
specifically permitted in the area in which the use is located in that mixed-use, consisting of
multiple-family residential and commercial (i.e., restaurants, retail, markets, etc.), is permitted by right in the FC District. All the properties surrounding the site are designated for FC uses
under the VBMP, except for properties located to the south of the site, across Oak Avenue,
which are designated as Barrio Perimeter (BP) and those along Harding Avenue to the west,
which are designated as Village Center (VC). The project site is surrounded by a variety of urban
uses, including an adjacent gas station, a four-story mixed-use building across Carlsbad Village
Drive to the north, one-to-three-story residential (multiple-family and single-family) buildings
to the south across Oak Avenue, and various one-story public and commercial uses to the west
across the Hope Avenue Alley along Harding Street. The proposed site design places residential
adjacent to residential to the south and commercial development adjacent to existing
commercial development to the north and west. The proposed mixed-use development will not
adversely impact the site, surroundings, or traffic circulation. The mixed-use project is estimated
June 5, 2024 Item #1 13 of 269
to generate fewer trips (2,242 ADT) than the existing commercial land uses (7,044 ADT) it
intends to replace, resulting in a net decrease of 4,802 Average Daily Trips (ADT). Both Carlsbad
Village Drive and Oak Avenue are designed to adequately handle the traffic generated by the
project, and the project is adequately parked on-site in accordance with State Density Bonus
Law and the Village & Barrio Master Plan.
3. That the site for the intended development or use is adequate in size and shape to accommodate
the use, in that pursuant to State Density Bonus Law, the Developer has requested waivers to
standards in the Village & Barrio Master Plan related to maximum building height and the
number of floor levels, height limits on roof structures, height limits on architectural features,
limitations on total square footage of the fourth floor, and restricting vehicular access to an
alley. The project is entitled to the requested number of units and the density bonus waivers
are necessary for the project to be developed at the density. The waivers are permitted
pursuant to CMC Chapter 21.86 and State Density Bonus Law.
4. That all yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the
requested development or use to existing or permitted future development or use in the
neighborhood will be provided and maintained, in that the project complies with all applicable
development standards for mixed-use projects within the FC District of the Village & Barrio
Master Plan, including lot coverage, open space, height, setbacks, and parking, etc., subject to
density bonus provisions for concessions and waivers, including reductions of standards. The
architecture of the building is compatible with the surrounding residential and commercial
development. Landscaping along the street frontages and throughout the project will be
provided consistent with the requirements of the city’s Landscape Manual and the Village & Barrio Master Plan.
5. That the street systems serving the proposed development or use is adequate to properly handle
all traffic generated by the proposed use, in that the proposed project is considered a through
lot since it has two primary street frontages, Carlsbad Village Drive to the north, and Oak
Avenue to the south, both of which are connected by the existing Hope Avenue Alley bordering
the entire westerly property line of the subject property. Along Carlsbad Village Drive, the
project is proposing 8-feet of right-of-way dedication. With a total of 16-feet from curb to
property line, the project proposes a 10-foot-wide sidewalk buffered by a 6-foot-wide
landscape planter with street trees. In addition to the pedestrian improvements described, the
project will also be updating an existing bus stop on Carlsbad Village Drive with a new
Americans with Disabilities Act (ADA) compliant bus stop pad with shelter, bench, trash
receptacles and shelter lighting, etc., pursuant to NCTD standards. On Oak Avenue, the project
will maintain the existing 10-foot right-of-way along the project frontage and will replace the
existing curb, gutter, and sidewalk. Along this frontage, the project is proposing a 10-foot-wide
sidewalk reduced down to 5.5 feet at each tree well planter location. Along the north side of
Oak Avenue, the project also proposes to improve the dead-end street design to a cul-de-sac
pursuant to City of Carlsbad standards. Primary vehicular access into the project site will be
provided via two existing driveways on Carlsbad Village Drive – one (1) unsignalized right-turn
only driveway to the Hope Avenue Alley along the western boundary of the site and one (1)
unsignalized private driveway permitting right turns and inbound left turns only. The existing
median in Carlsbad Village Drive prohibits left turns out from this driveway. Secondary
vehicular access will be provided on Oak Avenue via a full-access driveway located at the end
of the cul-de-sac where Oak Avenue terminates west of Interstate-5. The proposed project is
estimated to generate fewer trips (2,242 ADT) than the existing land uses (7,044 ADT) it will
June 5, 2024 Item #1 14 of 269
replace, resulting in a net decrease of 4,802 Average Daily Trips (ADT). Both Carlsbad Village
Drive and Oak Avenue are designed to adequately handle the traffic generated by the project.
The project site is also located within 0.4 miles of the Carlsbad Village mass transit station which
provides bus, train, and Coaster service on a daily basis. Bike lanes are provided on Carlsbad
Village Drive. In addition, the Developer will be required to pay traffic impact fees in accordance
with Carlsbad Municipal Code Section 18.42 prior to issuance of building permits that will go
towards future road improvements.
Inclusionary Housing and Density Bonus
6. Project has been granted additional units, incentives, and waivers in accordance with density
bonus provisions found in Government Code §65915 and Carlsbad Municipal Code Chapter
21.86. Per density bonus definitions, the project had a calculation of 145 Base Units. Applicant
requested a 50% increase, which allows up to an additional 73 units for a total maximum project
size of 218 units. Based on the requested density bonus, Applicant must provide 15% of the
Base Units to very-low-income units as defined by California Health and Safety Code §50053.
The project is conditioned to provide 22 units (145 x 0.15 = 21.8 rounded up to 22) density bonus
affordable units based on calculations in Government Code §65915 and enforced by the
California Department of Housing and Community Development.
7. Project is also subject to Carlsbad Municipal Code Chapter 21.85, requiring 15% of the total
residential units be affordable for lower income households. Carlsbad Municipal Code (CMC)
Section 21.85.070 provides alternatives to construction of inclusionary units, including reducing
the required number of inclusionary units to twelve and a half (12.5) percent for projects that restrict all affordable units to extremely low or very-low-income households. Under this
alternative, this project is providing very-low-income units pursuant to Government Code
§65915, and therefore, the very-low-income inclusionary units shall be twelve and a half (12.5)
percent of the total residential units approved by the final decision-making authority, including
density bonus units. Therefore, the affordable units required by this code section is 27 units
(218 x 0.125 = 27.25 rounded down to 27). The project is conditioned to provide 27 inclusionary
units based on Carlsbad Municipal Code Chapter 21.85.
8. Per Carlsbad Municipal Code Section 21.86.130, those affordable dwelling units provided to
meet the inclusionary requirement established pursuant to Chapter 21.85 of this title, shall be
counted toward satisfying the density bonus requirements of this chapter. Twenty-two (22) of
the 27 units count toward the density bonus affordable requirement, as long as they meet the
affordability requirement identified in Government Code §65915. Therefore, the conditions
identified in the two findings above are cumulative and will be satisfied through one Affordable
Housing Agreement to provide 27 total affordable units based on Carlsbad Municipal Code
Chapter 21.85, all of which will be at the very-low-income level to satisfy Carlsbad Municipal
Code Chapter 21.86.
General
9. The Planning Commission finds that the project, as conditioned herein, is in conformance with
the Elements of the city’s General Plan, based on the facts set forth in the staff report dated June
5, 2024 including, but not limited to the following:
June 5, 2024 Item #1 15 of 269
a. Land Use & Community Design, Goal 2-G.2 – The mixed-use project provides 13,800 square
feet of new neighborhood-serving commercial development that is oriented towards
Carlsbad Village Drive in accordance with the Village & Barrio Master Plan, 218 multiple-
family residential apartment units (191 market rate and 27 affordable) and 340 parking
spaces all located near jobs, schools, beaches, lagoons, and other convenient
neighborhood-serving commercial services. The project provides 340 parking spaces onsite
and also has access to public transit via the Carlsbad Village Station providing bus, train,
and Coaster services, as well as NCTD bus route 315 providing service between Camp
Pendelton, Sprinter, and the Carlsbad Village Station.
b. Land Use & Community Design, Goal 2-G.3 – The mixed-use project is proposed on a
developed site surrounded by urban development. In addition to 13,800 square feet of new
neighborhood-serving commercial development oriented towards Carlsbad Village Drive,
the project will provide future residents with access to convenient neighborhood-serving
commercial uses onsite and within the area, as well as providing new housing to support
nearby employment centers.
c. Land Use & Community Design, Goal 2-G.4 – The multiple-family residential portion of the
mixed-use project includes 218 apartments units (191 market rate and 27 affordable) in a
variety of bedroom counts and provides much-needed higher density housing located in
close proximity to neighborhood-serving commercial uses, nearby employment centers and
the mass transit station located in the core of Carlsbad Village.
d. Land Use & Community Design, Goal 2-G.30 and Policy 2-P.70 – The proposal to construct a mixed-use development with 13,800 square feet of commercial and 218 multiple-family
residential apartments would enhance the vitality of the Village by providing new
residential and updated commercial land uses near the downtown core area. The project
reinforces the pedestrian orientation desired for the downtown area by providing residents
an opportunity to walk to shopping, restaurants, recreation, and mass transit functions. The
project’s proximity to existing bus routes and other mass transit helps to further the goal of
providing new economic development near transportation corridors.
e. Mobility, Goal 3-G.3 and Policy 3-P.5 – Along Carlsbad Village Drive, the project is proposing
an 8-foot right-of-way dedication and construction of a new 16-foot-wide parkway with 10-
foot-wide sidewalks and 6-foot-wide landscape planters with street trees. On Oak Avenue,
the project will maintain the existing 10-foot right-of-way along the project frontage, but
will replace the existing curb, gutter, and sidewalk with a 10-foot-wide sidewalk reduced
down to 5.5 feet at each tree well planter location. Along the north side of Oak Avenue, the
project also proposes to improve the dead-end street design to a cul-de-sac pursuant to City
of Carlsbad standards. In addition, the proposed project is located approximately 0.4 miles
from the Carlsbad Village station, which provides rail and bus service throughout the day.
The project’s proximity to the transit station would provide visitors with new
neighborhood-serving commercial and residents with the opportunity to commute to major
job centers, thereby reducing vehicle miles traveled (VMTs) and the carbon footprint.
Furthermore, the project supports walkability and mobility by locating the project near
other existing goods and services within the Village.
f. Noise, Goals 5-G.1 and 5-G.2 – Dudek Environmental Consulting conducted a noise study
(Dec. 2023) for the proposed project. The principal noise source associated with the
June 5, 2024 Item #1 16 of 269
proposed project is traffic generated from the Interstate-5 freeway and the surrounding
street system. As it relates to exterior use areas, the project will include outdoor usable
space within multiple interior courtyards. Due to sound-blocking acoustical shielding
afforded by the onsite positions and multi-floor structural arrangement of the proposed
buildings, these exterior use areas will not be subject to noise exposure levels exceeding
the City’s 65 dBA CNEL standard. As it relates to interior spaces, pursuant to Chapter
18.04.080 of the Carlsbad Municipal Code (CMC), any new residence or addition of one or
more habitable rooms to an existing residence located within the noise impact boundary of
an airport or freeway must be designed to ensure that internal noise levels due to airport
or freeway operations do not exceed 45 dB. The project will not be built without adequately
demonstrating compliance with the California Building Code (CBC), as locally amended.
Modeling was performed to determine interior noise levels from street-facing units of the
project. An assessment was conducted on street-facing units intended for residential
occupation since the facade noise levels were modeled above 60 dBA CNEL. As a project
design feature, glass assemblies would require a closed window condition to reduce the
interior noise levels below the City’s 45 dBA CNEL threshold. Therefore, mechanical
ventilation (e.g., air conditioning) will be installed in impacted street-facing units to move
air within the structure and control temperature when windows are closed. Pursuant to
standard building permit procedures, a final interior noise assessment will be conducted to
ensure interior noise reductions are met. As is relates to airport noise, the nearest airport
is McClellan-Palomar Airport, which is approximately 4.0 miles southeast of the project site
and is located outside of all CNEL noise contours outlined in the McClellan-Palomar Airport
Land Use Compatibility Plan (ALUCP) and included in the City’s General Plan.
g. Public Safety, Goal 6-G.1 – The proposed project is not located in any Very High Fire Severity
Zone, Flood Zones, or Earthquake Fault Zones. The proposed structural improvements
would be required to meet all seismic design standards at time of building permit in
accordance with the California Building Code. The Fire & Life Safety Division has approved
the proposed conceptual building design with fire sprinklers included throughout per the
National Fire Protection Association (NFPA) standards. In addition, an Alternative Means
and Method Request (AM&M) plan has been reviewed and approved by the Fire & Life
Safety Division (June 23, 2023) and will be implemented at the construction stage of
development.
h. Public Safety, Goal 6-G.4 – The proposed project will provide all supporting water
infrastructure in accordance with Fire & Life Safety requirements; fire sprinklers are
required and provided for all residential structures; and the dwelling units proposed by this
project are all within a five minute emergency response time. In addition, the existing six-
inch (6”) diameter water line located within the Carlsbad Village Drive project frontage
right-of-way is proposed to be replaced with a new eight-inch (8”) diameter water line.
i. Public Safety, Policy 6-P.6 – The project has been conditioned to develop and implement a
program of “best management practices” for the elimination and reduction of pollutants
which enter and/or are transported within storm drainage facilities.
j. Public Safety, Policy 6-P.34 – The project is required to comply with all Building and Fire
codes to ensure that fire protection standards are met by the proposed structures. The Fire
& Life Safety Division has approved conceptual building designs with fire sprinklers included
throughout per the National Fire Protection Association (NFPA) standards. In addition, an
June 5, 2024 Item #1 17 of 269
Alternative Means and Method Request (AM&M) plan has been reviewed and approved by
the Fire & Life Safety Division dated June 23, 2023 and shall be implemented at the
construction stage of development. Therefore, the proposed project is consistent with the
applicable fire safety requirements.
k. Public Safety, Policy 6-P.39 – The project is required to construct or pay applicable fees for
necessary improvements, public utilities, and facilities in accordance with Growth
Management requirements; Fire Station No. 1, located less than 0.25-miles of the project
site, is within emergency response timeframes; and the project design will not affect the
city’s ability to implement its Emergency Operations Plan. Improvements to existing utilities
includes the replacement of an existing six-inch (6”) diameter water line located within the
Carlsbad Village Drive project frontage right-of-way with a new eight-inch (8”) diameter
water line.
l. Sustainability, Policy 9-P.1 – The project implements and is consistent with measures
identified in the Climate Action Plan (CAP) through the provision of renewable energy
generation (photovoltaic systems), energy conservation (Green Building Code), and by
accommodating Zero-Emission vehicles and other greenhouse gas reduction measures and
features. At building permit, the project will also be reviewed for compliance with the CAP
ordinances.
m. Housing, Goal 10-G.3 – Per CMC Chapter 21.85, a project is required to provide 15% of the
total residential units as affordable for lower income households. Pursuant to City Council
Policy No. 57, the percentage can be reduced to 12.5% if the inclusionary units are very low or extremely low-income, the units are located on the same site as the market-rate units
and the Developer is not requesting financial assistance from the city. The project proposes
27 very low-income units onsite, and the Developer is not requesting financial assistance
from the city. In addition, the project is conditioned to enter into an Affordable Housing
Agreement with the city to provide and deed restrict 27 dwelling units as affordable to very
low-income households for 55 years, earning up to 50% of the area median income (AMI).
n. Housing, Policy 10-G.2 and 10-P.15 – The proposed project will increase the diversity of
housing in Carlsbad by adding 218 multiple-family apartment units to the city’s housing
inventory. In addition, the project will increase housing diversity by providing housing
offered at a price affordable to very low-income households. The project is conditioned to
enter into an Affordable Housing Agreement with the city to provide and deed restrict 27
dwelling units (12.5%) as affordable to very low-income households for 55 years, earning
up to 50% of the area median income (AMI). Additionally, of those 27 affordable units, a
minimum of three (3) units will have three-bedrooms, consistent with requirements of the
city’s Inclusionary Housing Ordinance.
a. Housing, Policy 10-P.19 – The city currently has a jobs/housing ratio where there are more
jobs than housing. The project replaces an existing commercial shopping center with a new
mixed-use development consisting of 13,800 square feet of neighborhood-serving
commercial and 218 multiple-family apartments (191 market rate and 27 affordable). The
residential portion of this mixed-use project expands the city’s affordable housing stock to
assist in meeting its Regional Housing Needs Assessment and provides an adequate number
of housing units to meet the needs of very low-income households.
June 5, 2024 Item #1 18 of 269
10. The project is consistent with the Citywide Facilities and Improvements Plan, the Local Facilities
Management Plan for Zone 1 and all city public facility policies and ordinances. The project
includes elements or has been conditioned to construct or provide funding to ensure that all
facilities and improvements regarding sewer collection and treatment; water; drainage;
circulation; fire; schools; parks and other recreational facilities; libraries; government
administrative facilities; and open space, related to the project will be installed to serve new
development prior to or concurrent with need. Specifically,
a. The project has been conditioned to provide proof from the Carlsbad Unified School District
that the project has satisfied its obligation for school facilities.
b. The Public Facility fee is required to be paid by Council Policy No. 17 and will be collected prior
to the issuance of building permit.
c. The Local Facilities Management fee for Zone 1 is required by Carlsbad Municipal Code
Section 21.90.050 and will be collected prior to issuance of building permit.
11. The project has been conditioned to pay any increase in public facility fee, or new construction
tax, or development fees, and has agreed to abide by any additional requirements established by
a Local Facilities Management Plan prepared pursuant to Chapter 21.90 of the Carlsbad Municipal
Code. This will ensure continued availability of public facilities and will mitigate any cumulative
impacts created by the project.
12. This project has been conditioned to comply with any requirement approved as part of the Local
Facilities Management Plan for Zone 1.
13. That all necessary public facilities required by the Growth Management Ordinance will be
constructed or are guaranteed to be constructed concurrently with the need for them created by
this project and in compliance with adopted city standards.
14. That the project is consistent with the city’s Landscape Manual and Water Efficient Landscape
Ordinance (Carlsbad Municipal Code Chapter 18.50).
15. 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 preparation of environmental
documents pursuant to Section 15332 – In-fill Development Projects of the State CEQA
Guidelines as an in-fill development project. In making this determination, the City Planner has
found that the exceptions listed in Section 15300.2 of the State CEQA Guidelines do not apply to
this project. No appeals were made to this determination; therefore, it is final.
16. The Planning Commission has reviewed each of the exactions imposed on the Developer
contained in this resolution, and hereby finds, in this case, that the exactions are imposed to
mitigate impacts caused by or reasonably related to the project, and the extent and the degree
of the exaction is in rough proportionality to the impact caused by the project.
Conditions:
NOTE: Unless specifically stated in the condition, all of the following conditions, upon the approval of
June 5, 2024 Item #1 19 of 269
this proposed development, must be met prior to approval of a parcel map, building or grading
permit whichever occurs first. All references to the “Site Plan” reference the project plans dated
Nov. 13, 2023 attached as Exhibits 14 and 15 of the Planning Commission Staff Report dated
June 5, 2024.
1. If any of the following conditions fail to occur, or if they are, by their terms, to be implemented
and maintained over time, if any of such conditions fail to be so implemented and maintained
according to their terms, the city shall have the right to revoke or modify all approvals herein
granted; deny or further condition issuance of all future building permits; deny, revoke, or further
condition all certificates of occupancy issued under the authority of approvals herein granted;
record a notice of violation on the property title; institute and prosecute litigation to compel their
compliance with said conditions or seek damages for their violation. No vested rights are gained
by Developer or a successor in interest by the city’s approval of this Site Development Plan.
2. Staff is authorized and directed to make, or require the Developer to make, all corrections and
modifications to the Site Development Plan documents, as necessary to make them internally
consistent and in conformity with the final action on the project. Development shall occur
substantially as shown on the approved Exhibits. Any proposed development, different from this
approval, shall require an amendment to this approval.
3. Developer shall comply with all applicable provisions of federal, state, and local laws and
regulations in effect at the time of building permit issuance.
4. If any condition for construction of any public improvements or facilities, or the payment of any
fees in-lieu thereof, imposed by this approval or imposed by law on this project are challenged,
this approval shall be suspended as provided in Government Code §66020. If any such condition
is determined to be invalid, this approval shall be invalid unless the City Council determines that
the project without the condition complies with all requirements of law.
5. Developer/Operator shall and does hereby agree to indemnify, protect, defend, and hold
harmless the City of Carlsbad, its Council members, officers, employees, agents, and
representatives, from and against any and all liabilities, losses, damages, demands, claims and
costs, including court costs and attorney’s fees incurred by the city arising, directly or indirectly,
from (a) city’s approval and issuance of this Site Development Plan (b) city’s approval or issuance
of any permit or action, whether discretionary or nondiscretionary, in connection with the use
contemplated herein, and (c) Developer/Operator’s installation and operation of the facility
permitted hereby, including without limitation, any and all liabilities arising from the emission by
the facility of electromagnetic fields or other energy waves or emissions. This obligation survives
until all legal proceedings have been concluded and continues even if the city’s approval is not
validated.
6. Prior to submittal of the building plans, improvement plans, grading plans, or final map, whichever
occurs first, developer shall submit to the City Planner, a 24" x 36" copy of the (Project Site Plan
or other), conceptual grading plan and preliminary utility plan reflecting the conditions approved
by the final decision making body. The copy shall be submitted to the City Planner, reviewed and,
if found acceptable, signed by the city's project planner and project engineer. If no changes were
required, the approved exhibits shall fulfill this condition.
June 5, 2024 Item #1 20 of 269
7. Prior to the issuance of a building permit, the Developer shall provide proof to the Building
Division from the Carlsbad Unified School District that this project has satisfied its obligation to
provide school facilities.
8. This project shall comply with all conditions and mitigation measures which are required as part
of the Zone 1 Local Facilities Management Plan and any amendments made to that Plan prior to
the issuance of building permits.
9. This approval shall become null and void if building or grading permits are not issued for this
project within 24 months from the date of project approval.
10. Building permits will not be issued for this project unless the local agency providing water and
sewer services to the project provides written certification to the city that adequate water service
and sewer facilities, respectively, are available to the project at the time of the application for the
building permit, and that water and sewer capacity and facilities will continue to be available until
the time of occupancy.
11. Developer shall pay the Citywide Public Facilities Fee imposed by City Council Policy #17, the
License Tax on new construction imposed by Carlsbad Municipal Code Section 5.09.030, and CFD
#1 special tax (if applicable), subject to any credits authorized by Carlsbad Municipal Code Section
5.09.040. Developer shall also pay any applicable Local Facilities Management Plan fee for Zone 1
pursuant to Chapter 21.90. All such taxes/fees shall be paid at issuance of building permit. If the
taxes/fees are not paid, this approval will not be consistent with the General Plan and shall
become void.
12. Developer shall submit to the city a Notice of Restriction executed by the owner of the real
property to be developed. Said notice is to be filed in the office of the County Recorder, subject
to the satisfaction of the City Planner, notifying all interested parties and successors in interest
that the City of Carlsbad has issued a Site Development Plan on the property. Said Notice of
Restriction shall note the property description, location of the file containing complete project
details and all conditions of approval as well as any conditions or restrictions specified for
inclusion in the Notice of Restriction. The City Planner has the authority to execute and record an
amendment to the notice which modifies or terminates said notice upon a showing of good cause
by the Developer or successor in interest.
13. Prior to issuance of grading permit(s), developer shall make a separate formal landscape
construction drawing plan check submittal to the Planning Division and obtain City Planner
approval of a Final Landscape and Irrigation Plan showing conformance with the approved
Preliminary Landscape Plan and the city’s Landscape Manual. Developer shall construct and install
all landscaping and irrigation as shown on the approved Final Plans. All landscaping shall be
maintained in a healthy and thriving condition, free from weeds, trash, and debris. All irrigation
systems shall be maintained to provide the optimum amount of water to the landscape for plant
growth without causing soil erosion and runoff.
14. The first submittal of Final Landscape and Irrigation Plans shall be pursuant to the landscape plan
check process on file in the Planning Division and accompanied by the project’s building,
improvement, and grading plans.
June 5, 2024 Item #1 21 of 269
15. Project has been granted additional units and waivers in accordance with density bonus
provisions found in Government Code §65915 and Carlsbad Municipal Code (CMC) Chapter
21.86. Per density bonus definitions, the project had a calculation of 145 Base Units. Applicant
requested a 50% increase which allows up to an additional 73 units for a total maximum project
size of 218 units. Based on the requested density bonus, applicant must provide 15% of the Base
Units to very low-income units, as defined by California Health and Safety Code §50053. The
project must provide 22 density bonus affordable units based on calculations in Government
Code §65915.
Project is also subject to Carlsbad Municipal Code (CMC) Chapter 21.85, requiring 15% of the
total residential units be affordable for lower income households. CMC Section 21.85.070
provides alternatives to construction of inclusionary units, including reducing the required
number of inclusionary units to twelve and a half percent (12.5%) for projects that restrict all
affordable units to extremely low or very-low-income households. Under this alternative, this
project is providing very-low-income units pursuant to Government Code §65915, and
therefore, the very-low-income inclusionary units shall be 12.5 percent of the total residential
units approved by the final decision-making authority, including density bonus units. Therefore,
the affordable units required by this code section is 27 units (218 x 0.125 = 27.25 rounded down
to 27). Per CMC Section 21.86.130 those affordable dwelling units provided to meet the
inclusionary requirement established pursuant to CMC Chapter 21.85 shall be counted toward
satisfying the density bonus requirements of this chapter. Twenty-two (22) of the 27 units can
count towards the density bonus affordable requirement, as long as they meet the affordability
requirement identified in Government Code §65915.
16. Developer shall construct the project’s required affordable units concurrent with the project’s
market rate units in accordance with the unit type distribution identified below and in
accordance with Section 21.85.100(C) of the Carlsbad Municipal Code (CMC). Affordable units
within the project must be distributed evenly across various areas and floors, adhering to the
guidelines of California Health and Safety Code Section 17929, rather than being concentrated
in specific locations. Additionally, these affordable units should be equipped with equivalent
amenities as those found in market rate units, in accordance with CMC 21.85.040 (G).
Unit Type Total Units Market Rate
Units Affordable Units Affordability
Level
Studio 15 13 2 50%
One-bedroom 87 76 11 50%
Two-bedroom 90 79 11 50%
Three-bedroom 26 23 3 50%
TOTALS: 218 units 191 units 27 units
17. Prior to the approval of the final map for any phase of this project, or where a map is not being
processed, prior to the issuance of building permits for any lots or units, the Developer shall enter
into an Affordable Housing Agreement with the city to provide and deed restrict 27 dwelling units
as affordable to very-low-income households for 55 years, earning up to 50% of the area median
income (AMI) in accordance with the requirements and process set forth in Chapters 21.85 and
21.86 of the Carlsbad Municipal Code. The draft Affordable Housing Agreement shall be submitted
to the City Planner no later than 60 days prior to the request to final the map and shall be recorded
prior to issuance of the first building permit. The recorded Affordable Housing Agreement shall
be binding on all future owners and successors in interest.
June 5, 2024 Item #1 22 of 269
18. Prior to issuance of grading and building permits, Developer shall list the following condition on
all grading and building permit construction plans. Construction activities shall take place during
the permitted time and day per Carlsbad Municipal Code Chapter 8.48. Developer shall ensure
that construction activities for the proposed project are limited to the hours from 7:00 a.m. to
6:00 p.m. Monday through Friday, and 8:00 a.m. to 6:00 p.m. on Saturdays; no work shall be
conducted on Sundays or on federal holidays.
19. All roof appurtenances, including air conditioners, shall be architecturally integrated and
concealed from view and the sound buffered from adjacent properties and streets, in substance
as provided in Building Department Policy No. 80-6, to the satisfaction of the City Planner and
Building Official.
20. No outdoor storage of materials shall occur onsite unless required by the Fire Chief. When so
required, the Developer shall submit and obtain approval of the Fire Chief and the City Planner of
an Outdoor Storage Plan, and thereafter comply with the approved plan.
21. Developer shall submit and obtain City Planner approval of an exterior lighting plan including
parking areas. All lighting shall be designed to reflect downward and avoid any impacts on
adjacent homes or property.
22. Prior to issuance of the grading permit and removal of any trees within the public right-of-way,
Developer shall inform the Carlsbad Parks and Recreation Department in writing of said
requested removal(s) and obtain any required permits, to the satisfaction of the City Planner and Parks & Recreation Director.
23. Prior to issuance of a grading permit or the commencement of any ground-disturbing activities,
whichever occurs first, Developer shall provide written confirmation to the City Planner that a
qualified paleontologist has been retained to draft and implement a paleontological monitoring
program in accordance with the provisions of the City of Carlsbad Tribal, Cultural, and
Paleontological Resources Guidelines (September 2017) and as further detailed in the
Paleontological Assessment (BFSA Environmental Services, May 23, 2023) prepared for the
project. Prior to release of the grading bonds, the qualified paleontologist shall complete a
report describing the methods and results of the paleontological monitoring and data recovery
program and file a copy of the report at the San Diego Natural History Museum, to the
satisfaction of the City Planner.
24. Prior to issuance of a grading permit or the commencement of any ground-disturbing activities,
whichever occurs first, Developer shall:
a. Retain the services of a qualified archaeologist who shall be on-site to monitor ground
disturbing activities. In the event cultural resource material is encountered, the
archaeologist is empowered to temporarily divert or halt grading to allow for coordination
with the Luiseno Native American monitor and to determine the significance of the
discovery. The archaeologist shall follow all standard procedures for cultural resource
materials that are not Tribal Cultural Resources, in accordance with applicable laws and
regulations including but not limited to the Carlsbad Tribal, Cultural and Paleontological
Resources Guidelines (2017).
June 5, 2024 Item #1 23 of 269
b. Enter into a Pre-Excavation Agreement, otherwise known as a Tribal Cultural Resources
Treatment and Tribal Monitoring Agreement, with the San Luis Rey Band of Mission Indians
or other Luiseno Native American tribe that meets all standard requirements of the tribe
for such Agreements, in accordance with applicable laws and regulations including but not
limited to the Carlsbad Tribal, Cultural and Paleontological Resources Guidelines (2017).
This agreement will address provision of a Luiseno Native American monitor and contain
provisions to address the proper treatment of any Tribal Cultural Resources and/or Native
American human remains inadvertently discovered during the course of the project. The
agreement will outline the roles and powers of the Luiseno Native American monitor and
the archaeologist.
25. Tier 4 or diesel construction equipment with diesel particulate filters shall be utilized for all
construction activities. Grading and building plans shall note this requirement and the
Developer shall adhere to the condition for all construction phases of the project.
Engineering:
General
26. Prior to hauling dirt or construction materials to or from any proposed construction site within
this project, developer shall apply for and obtain approval from, the City Engineer for the
proposed haul route.
27. This project is approved upon the express condition that building permits will not be issued for
the development of the subject property unless the District Engineer has determined that
adequate water and sewer facilities are available at the time of permit issuance and will continue
to be available until time of occupancy.
28. Developer shall submit to the City Engineer an acceptable instrument, via CC&Rs and/or other
recorded document, addressing the maintenance, repair, and replacement of shared private
improvements within this subdivision, including but not limited to private driveways, utilities,
landscaping, trees, sidewalks, parking spaces, stormwater treatment quality treatment facilities
and street lights located therein and to distribute the costs of such maintenance in an equitable
manner among the owners of the properties within this subdivision. The CC&Rs shall include a
requirement to provide an annual verification of the effective operation and maintenance of each
structural treatment control BMP in accordance with the BMP maintenance agreement and the
SWQMP. The annual verification shall be submitted to the enforcement official in a format as
approved by the city prior to the start of the rainy season.
29. Developer shall include rain gutters on the building plans subject to the City Engineer’s review
and approval. Developer shall install rain gutters in accordance with said plans.
30. Developer shall prepare, submit and process for City Engineer approval a ministerial Parcel Map.
There shall be one Parcel Map recorded for this project. Developer shall pay the city standard
map review plan check fees.
31. Developer shall install sight distance corridors at all street intersections and driveways in
accordance with City Engineering Standards or applicable standards within the Village & Barrio
Master Plan, whichever is more restrictive. The property owner shall maintain this condition.
June 5, 2024 Item #1 24 of 269
32. Developer shall submit to the City Engineer written approval from North County Transit District
(NCTD) demonstrating mass-transit improvement requirements for this project have been
satisfied.
33. Property owner shall maintain all landscaping (street trees, tree grates, shrubs, groundcover, etc.)
and irrigation along the parkway frontage with Carlsbad Village Drive and Oak Avenue as shown
on the Site Plan.
Fees/Agreements
34. Developer shall cause property owner to execute and submit to the City Engineer for recordation,
the city’s standard form Geologic Failure Hold Harmless Agreement.
35. Developer shall cause property owner to execute and submit to the City Engineer for recordation
the city’s standard form Drainage Hold Harmless Agreement.
36. Developer shall cause property owner to submit an executed copy to the City Engineer for
recordation a city standard Permanent Stormwater Quality Best Management Practice
Maintenance Agreement. Developer shall include all private permanent stormwater quality
best management practices as well as maintenance of the public curb inlet on Oak Avenue that
drains storm water to the treatment facility on site.
37. Developer shall cause property owner to apply for, execute, and submit, to the City Engineer for
recordation, an Encroachment Agreement covering private storm drain located over the existing
public right-of-way or easements as shown on the site plan. Developer shall pay processing fees
per the city’s FY 2022-23 fee schedule, which was effective at the time of the Senate Bill 330
(SB-330) preliminary housing development pre-application submittal date of March 22, 2023.
38. The developer may be eligible for a reimbursement agreement for the sewer main and water
main replacement on Carlsbad Village Drive and Harding Street, for portions beyond the
frontage of the project, as approved by the District Engineer in proportion to generation and
use by the development.
Grading
39. Based upon a review of the proposed grading and the grading quantities shown on the site plan,
a grading permit for this project is required. Developer shall prepare and submit plans and
technical studies/reports as required by City Engineer, post security and pay all applicable grading
plan review and permit fees per the city’s FY 2022-23 fee schedule, which was effective at the
time of the Senate Bill 330 (SB-330) preliminary housing development pre-application submittal
date of March 22, 2023.
40. Prior to issuance of the grading permit, the contractor shall submit a Construction Plan to the City
Engineer for review and approval. Said Plan may be required to include, but not be limited to,
identifying the location of the construction trailer, material staging, bathroom facilities, parking
of construction vehicles, employee parking, construction fencing and gates, obtaining any
necessary permission for off-site encroachment, addressing pedestrian safety, and identifying
time restrictions for various construction activities.
June 5, 2024 Item #1 25 of 269
41. Concurrent with the grading plans Developer shall include shoring plans as part of the grading
plans to the satisfaction of the City Engineer and Building Official. Structural calculations for all
shoring shall be submitted for review and approval by the building division. Developer shall pay
all deposits necessary to cover any 3rd party review.
Storm Water Quality
42. Developer shall comply with the city's Stormwater Regulations, latest version, and shall
implement best management practices at all times. Best management practices include but are
not limited to pollution control practices or devices, erosion control to prevent silt runoff during
construction, general housekeeping practices, pollution prevention and educational practices,
maintenance procedures, and other management practices or devices to prevent or reduce the
discharge of pollutants to stormwater, receiving water or stormwater conveyance system to the
maximum extent practicable. Developer shall notify prospective owners and tenants of the above
requirements.
43. Developer shall submit for city approval a Tier 3 Storm Water Pollution Prevention Plan (TIER 3
SWPPP). The TIER 3 SWPPP shall comply with current requirements and provisions established by
the San Diego Regional Water Quality Control Board and City of Carlsbad Requirements. The TIER
3 SWPPP shall identify and incorporate measures to reduce storm water pollutant runoff during
construction of the project to the maximum extent practicable. Developer shall pay all applicable
SWPPP plan review and inspection fees per the city’s FY 2022-23 fee schedule, which was
effective at the time of the Senate Bill 330 (SB-330) preliminary housing development pre-application submittal date of March 22, 2023.
44. This project is subject to ‘Priority Development Project’ requirements and Trash Capture
Requirements. Developer shall prepare and process a Storm Water Quality Management Plan
(SWQMP), subject to City Engineer approval, to comply with the Carlsbad BMP Design Manual
latest version. The final SWQMP required by this condition shall be reviewed and approved by the
City Engineer with final grading plans. Developer shall pay all applicable SWQMP plan review and
inspection fees per the city’s FY 2022-23 fee schedule, which was effective at the time of the
Senate Bill 330 (SB-330) preliminary housing development pre-application submittal date of
March 22, 2023.
45. Developer is responsible to ensure that all final design plans (grading plans, improvement plans,
landscape plans, building plans, etc.) incorporate all source control, site design, pollutant control
BMP and applicable hydromodification measures.
Dedications/Improvements
46. Developer shall cause owner to submit to the City Engineer for recordation a covenant of
easement for private reciprocal access, parking and drainage purposes as shown on the site plan.
The offer shall be made by certificate on the parcel map or separate recorded document.
Developer shall pay processing fees per the city’s FY 2022-23 fee schedule, which was effective
at the time of the Senate Bill 330 (SB-330) preliminary housing development pre-application
submittal date of March 22, 2023.
47. Developer shall cause owner to dedicate to the city and/or other appropriate entities easements
June 5, 2024 Item #1 26 of 269
for public street and utility purposes as shown on the Site Plan: 8-foot wide along Carlsbad
Village Drive, portions of Oak Avenue to construct a cul-de-sac, an unobstructed 4-foot wide
fire access easement along the Hope Avenue Alley, a public drainage easement and a water
easement for public water and access purposes as shown on the Site Plan. The offer shall be
made by a certificate on the parcel map. All land so offered shall be free and clear of all liens and
encumbrances and without cost to the city. Streets that are already public are not required to be
rededicated. Additional easements may be required at final design to the satisfaction of the City
Engineer. The city will also vacate a portion of the public right-of-way on Oak Avenue, as shown
on the Site Plan.
48. Developer shall design the private drainage systems, as shown on the site plan to the satisfaction
of the City Engineer. All private drainage systems (12-inch diameter storm drain and larger) shall
be inspected by the city. Developer shall pay the standard improvement plan check and inspection
fees for private drainage systems.
49. Prior to any work in city right-of-way or public easements, Developer shall apply for and obtain a
right-of-way permit to the satisfaction of the City Engineer.
50. Developer shall prepare and process public improvement plans; and prior to City Engineer
approval of said plans, shall execute a city standard Development Improvement Agreement to
install and shall post security in accordance with Carlsbad Municipal Code Section 20.16.070 for
public improvements shown on the site plan. Said improvements shall be installed to city
standards to the satisfaction of the City Engineer. As shown on the Site Plan, these improvements
include, but are not limited to: a. Replace curb, gutter, sidewalk and street trees on Carlsbad Village Drive. Install 10-foot
wide sidewalk.
b. Remove and install new ADA compliant driveways and curb ramps on Carlsbad Village
Drive.
c. Install an Americans with Disabilities Act (ADA) compliant bus stop pad, a bus stop
shelter, a bench, trash receptacle, lighting, and connecting sidewalk along Carlsbad
Village Drive. All bus stop furniture (i.e., shelter, bench, trash receptacle, etc.) shall
consist of the brown color type to the satisfaction of the City Engineer and City Planner.
d. Install curb, gutter, sidewalk, driveways and street trees along Oak Avenue.
e. Replace 10-inch sewer main with new 12-inch PVC sewer main in Harding Street and
rehabilitate manholes. Sewer replacement diameter to be confirmed by District
Engineer during final engineering.
f. Replace 6-inch VCP sewer main with new 8-inch PVC sewer main in Carlsbad Village
Drive and rehabilitate manholes. Sewer replacement diameter to be confirmed by
District Engineer during final engineering.
g. Replace 6-inch AC waterline with new 8-inch PVC water main in Carlsbad Village Drive.
Water replacement diameter to be confirmed by District Engineer during final
engineering.
h. Install 8-inch PVC Water in Oak Avenue as shown on the Site Plan.
i. Install water services, fire Services and sewer services necessary to serve the project.
j. Install water and sewer appurtenances generally, as shown on the Site Plan.
k. Provide sewer bypass and water highline service during construction.
l. Along project frontage, AC grind and overlay full width of Oak Avenue, south half of
Carlsbad Village Drive and the east half of the Hope Avenue Alley. Outside of the project
frontage, AC grind and overlay per Engineering Standards.
June 5, 2024 Item #1 27 of 269
m. Developer shall remove and replace structural section to meet Fire Department
standards if existing structural section of the Hope Avenue Alley is found to be
insufficient.
n. Developer shall remove and replace existing pedestrian lighting on Carlsbad Village
Drive in compliance with city standards.
Additional public improvements required in other conditions of this resolution are hereby
included in the above list by reference. Developer shall pay the standard improvement plan check
and inspection fees in accordance with the city’s FY 2022-23 fee schedule, which was effective
at the time of the Senate Bill 330 (SB-330) preliminary housing development pre-application
submittal date of March 22, 2023. Improvements listed above shall be constructed within 36
months of approval of the subdivision or development improvement agreement or such other
time as provided in said agreement.
51. Developer shall design, and obtain approval from the City Engineer, the structural section for the
access aisles with a traffic index of 5.0 in accordance with city standards due to truck access
through the parking area and/or aisles with an ADT greater than 500. Prior to completion of
grading, the final structural pavement design of the aisle ways shall be submitted together with
required R-value soil test information subject to the review and approval of the City Engineer.
52. Developer is responsible to ensure all existing overhead utilities servicing the subject property are
to be undergrounded as shown on the Site Plan and to the satisfaction of the City Engineer. No
new or relocated utility poles are allowed.
53. Developer is responsible to ensure utility transformers or raised water backflow preventers that
serve this development are located outside the right-of-way as shown on the Site Plan and to the
satisfaction of the City Engineer. These facilities shall be constructed within the property.
54. Developer shall provide evidence of quitclaim all existing easements from San Diego Gas &
Electric that are conflicting with the proposed design of this project.
55. Developer shall have the public improvement plans reviewed by a Certified Access Specialist
person (CASp) for disabled accessibility compliance with local, state and federal regulations and
submit a letter from the CASp confirming that the designed plans are in conformance with said
regulations.
Non-Mapping Notes
56. Add the following notes to the parcel map as non-mapping data:
A. Developer has executed a city standard Development Improvement Agreement and has
posted security in accordance with Carlsbad Municipal Code Section 20.16.070 to install
public improvements shown on the Site Plan. As shown on the Site Plan, these improvements
include, but are not limited to:
a. Replace curb, gutter, sidewalk and street trees on Carlsbad Village Drive.
b. Remove and install new ADA compliant driveways and curb ramps on Carlsbad
Village Drive. Install 10-foot wide sidewalk.
c. Install an American with Disabilities Act (ADA) compliant bus stop pad, a bus stop
shelter, a bench, trash receptacle, lighting, and connecting sidewalk along Carlsbad
June 5, 2024 Item #1 28 of 269
Village Drive. All bus stop furniture (i.e., shelter, bench, trash receptacle, etc.) shall
consist of the brown color type to the satisfaction of the City Engineer and City
Planner.
d. Install curb, gutter, sidewalk, driveways and street trees along Oak Avenue.
e. Replace 10-inch sewer main with new 12-inch PVC sewer main in Harding Street
and rehabilitate manholes. Sewer replacement diameter to be confirmed by District
Engineer during final engineering.
f. Replace 6-inch VCP sewer main with new 8-inch PVC sewer main in Carlsbad Village
Drive and rehabilitate manholes. Sewer replacement diameter to be confirmed by
District Engineer during final engineering.
g. Replace 6-inch AC waterline with new 8-inch PVC water main in Carlsbad Village
Drive. Water replacement diameter to be confirmed by District Engineer during
final engineering.
h. Install 8-inch PVC Water in Oak Avenue as shown on the Site Plan.
i. Install water services, fire Services and sewer services necessary to serve the
project.
j. Install water and sewer appurtenances, generally as shown on the Site Plan.
k. Provide sewer bypass and water highline service during construction.
l. AC grind and overlay full width of Oak Avenue, south half of Carlsbad Village Drive,
and east half of the Hope Avenue Alley.
m. Developer shall remove and replace structural section to meet Fire Department
standards if existing structural section of the Hope Avenue Alley is found to be
insufficient.
n. Developer shall remove and replace existing pedestrian lighting on Carlsbad Village Drive in compliance with city standards.
B. Building permits will not be issued for development of the subject property unless the
appropriate agency determines that sewer and water facilities are available.
C. Geotechnical Caution:
a. The owner of this property on behalf of itself and all of its successors in interest has
agreed to hold harmless and indemnify the City of Carlsbad from any action that may
arise through any geological failure, ground water seepage or land subsidence and
subsequent damage that may occur on, or adjacent to, this subdivision due to its
construction, operation or maintenance.
D. No structure, fence, wall, tree, shrub, sign, or other object may be placed or permitted to
encroach within the area identified as a sight distance corridor as defined by City of Carlsbad
Engineering Standards or the applicable standards within the Village & Barrio Master Plan,
whichever is more restrictive.
E. The owner of this property on behalf of itself and all of its successors in interest has agreed
to hold harmless and indemnify the City of Carlsbad from any action that may arise through
any diversion of waters, the alteration of the normal flow of surface waters or drainage, or
the concentration of surface waters or drainage from the drainage system or other
improvements identified in the city approved development plans; or by the design,
construction or maintenance of the drainage system or other improvements identified in the
city approved development plans.
June 5, 2024 Item #1 29 of 269
Utilities
57. Developer shall meet with the Fire Marshal to determine if fire protection measures (fire flows,
fire hydrant locations, building sprinklers) are required to serve the project.
58. Developer shall design and agree to construct public facilities within public right-of-way or within
easements granted to the district or the City of Carlsbad as shown on the Site Plan. At the
discretion of the district or City Engineer, wider easements may be required for adequate
maintenance, access and/or joint utility purposes.
59. Developer shall install potable water services and meters at locations approved by the District
Engineer. The locations of said services shall be reflected on public improvement plans.
60. The developer shall agree to install sewer laterals and clean-outs at locations approved by the
City Engineer. The locations of sewer laterals shall be reflected on public improvement plans.
61. The developer shall design and agree to construct public water and sewer facilities substantially
as shown on the Site Plan to the satisfaction of the District Engineer and City Engineer.
62. The potable water service for this project shall be master-metered which shall be located within
a water easement subject to approval by the District Engineer. Developer shall install private sub-
meters as necessary for all proposed units in the building. Final meter design, backflow preventer,
size, and manufacturer shall be provided to the satisfaction of the District Engineer and shown on
public improvement plans.
63. The developer shall modify as needed the existing sewer study, prepared by a registered engineer,
that identifies the peak flows of the project, required pipe sizes, depth of flow in pipe, velocity in
the main lines, and the capacity of the existing infrastructure to confirm final sewer main
replacement diameter for construction plans.
Fire & Life Safety:
64. The project is subject to an Alternate Materials & Methods Request approved by the Fire & Life
Safety Division and dated June 23, 2023.
Code Reminders
The project is subject to all applicable provisions of local ordinances, including but not limited to the
following:
65. Government Code Section 65589.5, subsection (o), states that, subject to certain exceptions
and limitations, a housing development project shall be subject only to the ordinance, policies,
and standards adopted and in effect when a complete preliminary application was submitted.
The applicant submitted a complete SB 330 preliminary application for the project on March
22, 2023.
66. Developer shall pay planned local area drainage fees in accordance with Section 15.08.020 of the
Carlsbad Municipal Code to the satisfaction of the City Engineer.
June 5, 2024 Item #1 30 of 269
67. Developer shall pay traffic impact and sewer impact fees based on Section 18.42 and Section
13.10 of the City of Carlsbad Municipal Code, respectively. The Average Daily Trips (ADT) and floor
area contained in the staff report and shown on the site plan are for planning purposes only.
68. Subdivider shall comply with Section 20.16.040(D) of the Carlsbad Municipal Code regarding the
undergrounding of existing overhead utilities.
69. Approval of this request shall not excuse compliance with all applicable sections of the Zoning
Ordinance and all other applicable city ordinances in effect at time of building permit issuance,
except as otherwise preempted by State law or specifically provided herein.
70. Any signs proposed for this development shall at a minimum be designed in conformance with
the Village & Barrio Master Plan, shall require review and approval of the City Planner prior to
installation of such signs.
71. Developer acknowledges that the project is required to comply with the city’s greenhouse gas
(GHG) reduction ordinances and requirements. GHG reduction requirements are in accordance
with, but are not limited to, Carlsbad Municipal Code Chapters 18.21, 18.30, and 18.51 in addition
to the California Green Building Standards Code (CCR, Title 24, Part 11 – CALGreen), as amended
from time to time. GHG reduction requirements may be different than what is proposed on the
project plans or in the Climate Action Plan Checklist originally submitted with this project.
Developer acknowledges that new GHG reduction requirements related to energy efficiency,
photovoltaic, electric vehicle charging, water heating and traffic demand management
requirements as set forth in the ordinances and codes may impact, but are not limited to, site
design and local building code requirements. If incorporating GHG reduction requirements results
in substantial modifications to the project, then prior to issuance of development (grading,
building, etc.) permits, Developer may be required to submit and receive approval of a
Consistency Determination or Amendment for this project through the Planning Division.
Compliance with the applicable GHG reduction requirements must be demonstrated on or with
the construction plans prior to issuance of the applicable development permits.
NOTICE
Please take NOTICE that approval of your project includes the “imposition” of fees, dedications,
reservations, or other exactions hereafter collectively referred to for convenience as “fees/exactions.”
You have 90 days from date of final approval to protest imposition of these fees/exactions. If you protest
them, you must follow the protest procedure set forth in Government Code §66020(a) and file the protest
and any other required information with the City Manager for processing in accordance with Carlsbad
Municipal Code Section 3.32.030. Failure to timely follow that procedure will bar any subsequent legal
action to attack, review, set aside, void, or annul their imposition.
You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES NOT
APPLY to water and sewer connection fees and capacity charges, nor planning, zoning, grading, or other
similar application processing or service fees in connection with this project; NOR DOES IT APPLY to any
fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the statute
of limitations has previously otherwise expired.
June 5, 2024 Item #1 31 of 269
PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission of
the City of Carlsbad, California, held on June 5, 2024, by the following vote, to wit:
AYES:
NAYES:
ABSENT:
ABSTAIN:
___________________________________
WILLIAM KAMENJARIN, Chairperson
CARLSBAD PLANNING COMMISSION
ATTEST:
________________________________
ERIC LARDY
City Planner
June 5, 2024 Item #1 32 of 269
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SDP 2023-0014
Carlsbad Village Mixed Use
SITE MAP
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SITE
Map generated on: 1/31/2024
Exhibit 2
June 5, 2024 Item #1 33 of 269
Exhibit 3
June 5, 2024 Item #1 34 of 269
( (
( City of
Carlsbad
DISCLOS URE STATEMENT
P- 1(A)
Development Services
Planning Division
1635 Faraday Avenue
(442) 339-2610
www.carlsbadca.gov
Applicant's statement or disclosure of certain ownership interests on all applications which will
require discretionary action on the part of the City Council or any appointed Board, Commission
or Committee.
The following information MUST be disclosed at the time of application submittal. Your project
cannot be reviewed until this information is completed. Please print.
Note:
Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal
organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county,
city municipality, district or other political subdivision or any other group or combination acting as a unit."
Agents may sign this document; however, the legal name and entity of the applicant and property owner
must be provided below.
1.
2.
P-1(A)
APPLICANT (Not the applicant's agent)
Provide the COMPLETE, LEGAL names and addresses of ALL persons having a
financial interest in the application. If the applicant includes a corporation or partnership,
include the names, titles, addresses of all individuals owning more than 10% of the
shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE
INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned
corporation, include the names, titles, and addresses of the corporate officers. (A
separate page may be attached if necessary.)
Person Tooley Interests LLC Corp/Part. ___________ _
Title Patrick Tooley, Manager Title --------------
Address 11661 San Vicente Blvd, Suite 850 Address Los Angeles, CA 90049 ·-------------
OWNER (Not the owner's agent)
Provide the COMPLETE, LEGAL names and addresses of ALL persons having any
ownership interest in the property involved. Also , provide the nature of the legal
ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the
ownership includes a corporation or partnership, include the names, titles, addresses of
all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE
THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE
SPACE BELOW. If a publicly-owned corporation, include the names, titles, and
addresses of the corporate officers. (A separate page may be attached if necessary.)
Person GRT Carlsbad Village LLC
Title Patrick Tooley, Managing Member
Corp/Part. ___________ _
Title _____________ _
Page 1 of 2
June 5, 2024 Item #1 35 of 269
3. NON-PROFIT ORGANIZATION OR TRUST
If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust,
list the names and addresses of ANY person serving as an officer or director of the non-
profit organization or as trustee or beneficiary of the.
Non Profit/Trust________ Non ProfiUTrust. _________ _
Title ___________ _ Title _____________ _
Address __________ _ Address ___________ _
4. Have you had more than $500 worth of business transacted with any member of City
staff, Boards, Commissions, Committees and/or Council within the past twelve (12)
months?
D Yes ~ No If yes, please indicate person(s): __________ _
NOTE: Attach additional sheets if necessary.
I ce • II the above information is true and correct to e best of my knowledge.
s/,s 2.3 23 -I--=---¥-:;__ ___ ......:.,___;:::.....,_-=:,_ __ _
Signatu
GRT Carlsbad Village LLC Tooley Interests LLC
Print or type name of owner Print or type name of applicant
signature of owner/applicant's agent if applicable/date
Jonathan Frankel
Print or type name of owner/applicant's agent
P-1(A} Page 2 of 2 Revised 3/22
June 5, 2024 Item #1 36 of 269
Tooley Interests LLC
I 1661 San Vicente Blvd, Suite 850
Los Angeles, CA 90049
City of Carlsbad Community Development Department
Planning Division
1635 Faraday Avenue
Carlsbad, CA 90028
Re: Letter of Authorization
Land Use Review Application; 945-1065 Carlsbad Village Drive, APN's: 203-320-53, 203-320-54,
203-320-55, 203-320-56
Dear City of Carlsbad Community Development Department:
Tooley Interests LLC, a Delaware limited liability company ("Tl"), hereby certifies that Patrick
Tooley, an individual, is a member of Tl and is legally authorized to sign and bind the organization on its
behalf.
Sincerely,
"Tl"
Tooley Interests LLC
a Delaware Ii ited liability company
By:
Manager
Date: May 15, 2023
PROJECT ANALYSIS Exhibit 4
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
PROJECT ANALYSIS
The project is subject to the following regulations:
A. Village-Barrio (V-B) General Plan Land Use Designation
B. Village-Barrio (V-B) Zone (CMC Chapter 21.35), Village & Barrio Master Plan; and Density Bonus
Ordinance (CMC Chapter 21.86)
C. Site Development Plan (CMC Chapter 21.06)
D. Inclusionary Housing Ordinance (Chapter 21.85)
E. Growth Management Ordinance (CMC Chapter 21.90) and Local Facilities Management Plan Zone 1
The recommendation for approval of this project was developed by analyzing the project’s consistency
with the applicable regulations and policies. The project’s compliance with each of the above regulations
is discussed in detail within the sections below.
A. Village-Barrio (V-B) General Plan Land Use Designation
The subject property has a General Plan Land Use designation of Village-Barrio (V-B). As discussed in the
Village & Barrio Master Plan, properties within the Village do not have an assigned residential density as
it relates to Growth Management Plan compliance. For discussion regarding residential density see
section B below. The project’s compliance with the various Elements of the General Plan is outlined in
Table “A” below:
TABLE A – GENERAL PLAN COMPLIANCE
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLY
Land Use &
Community
Design
Goal 2-G.2 – Promote a diversity of
compatible land uses throughout
the city, to enable people to live
close to job locations, adequate and
convenient commercial services,
and public support systems such as
transit, parks, schools, and utilities.
The mixed-use project provides
13,800 square feet of new
neighborhood-serving commercial
development that is oriented
towards Carlsbad Village Drive in
accordance with the Village & Barrio
Master Plan, 218 multiple-family
residential apartment units (191
market rate and 27 affordable) and
340 parking spaces all located near
jobs, schools, beaches, lagoons, and
other convenient neighborhood-
serving commercial services. The
project provides 340 parking spaces
onsite and also has access to public
transit via the Carlsbad Village
Station providing bus, train, and
Coaster services, as well as NCTD
bus route 315 providing service
between Camp Pendelton, Sprinter,
and the Carlsbad Village Station.
Yes
June 5, 2024 Item #1 37 of 269
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLY
Land Use &
Community
Design
Goal 2-G.3 – Promote infill
development that makes efficient
use of limited land supply, while
ensuring compatibility and
integration with existing uses.
Ensure that infill properties develop
with uses and development
intensities supporting a cohesive
development pattern.
The mixed-use project is proposed
on a developed site surrounded by
urban development. In addition to
13,800 square feet of new
neighborhood-serving commercial
development oriented towards
Carlsbad Village Drive, the project
will provide future residents with
access to convenient neighborhood-
serving commercial uses onsite and
within the area, as well as providing
new housing to support nearby
employment centers.
Yes
Land Use &
Community
Design
Goal 2-G.4 – Provide balanced
neighborhoods with a variety of
housing types and density ranges to
meet the diverse demographic,
economic and social needs of
residents, while ensuring a cohesive
urban form with careful regard for
compatibility.
The multiple-family residential
portion of the mixed-use project
includes 218 apartments units (191
market rate and 27 affordable) in a
variety of bedroom counts and
provides much-needed higher
density housing located in close
proximity to neighborhood-serving
commercial uses, nearby
employment centers and the mass
transit station located in the core of
Carlsbad Village.
Yes
Land Use &
Community
Design
Goal 2-G.30
Develop a distinct identity for the
Village by encouraging a variety of
uses and activities, such as a mix of
residential, commercial office,
restaurants and specialty retail
shops, which traditionally locate in a
pedestrian–oriented downtown
area and attract visitors and
residents from across the
community by creating a lively,
interesting social environment.
Policy 2-P.70
Seek an increased presence of both
residents and activity in the Village
with new development, particularly
residential, including residential as
part of a mixed-use development,
The proposal to construct a mixed-
use development with 13,800
square feet of commercial and 218
multiple-family residential
apartments would enhance the
vitality of the Village by providing
new residential and updated
commercial land uses near the
downtown core area. The project
reinforces the pedestrian
orientation desired for the
downtown area by providing
residents an opportunity to walk to
shopping, restaurants, recreation,
and mass transit functions. The
project’s proximity to existing bus
routes and other mass transit helps
to further the goal of providing new
Yes
June 5, 2024 Item #1 38 of 269
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLY
as well as commercial,
entertainment and cultural uses
that serve both residents and
visitors.
economic development near
transportation corridors.
Mobility Goal 3-G.3 – Provide inviting
streetscapes that encourage
walking and promote livable streets.
Policy 3-P.5 – Require developers to
construct or pay their fair share
toward improvements for all travel
modes consistent with the Mobility
Element, the Growth Management
Plan, and specific impacts
associated with their development.
Along Carlsbad Village Drive, the
project is proposing an 8-foot right-
of-way dedication and construction
of a new 16-foot-wide parkway with
10-foot-wide sidewalks and 6-foot-
wide landscape planters with street
trees. On Oak Avenue, the project
will maintain the existing 10-foot
right-of-way along the project
frontage, but will replace the
existing curb, gutter, and sidewalk
with a 10-foot-wide sidewalk
reduced down to 5.5 feet at each
tree well planter location. Along the
north side of Oak Avenue, the
project also proposes to improve
the dead-end street design to a cul-
de-sac pursuant to City of Carlsbad
standards. In addition, the proposed
project is located approximately 0.4
miles from the Carlsbad Village train
station, which provides rail and bus
service throughout the day. The
project’s proximity to the transit
station would provide visitors with
new neighborhood-serving
commercial and residents with the
opportunity to commute to major
job centers, thereby reducing
vehicle miles traveled (VMTs) and
the carbon footprint. Furthermore,
the project supports walkability and
mobility by locating the project near
other existing goods and services
within the Village.
Yes
June 5, 2024 Item #1 39 of 269
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLY
Noise Goal 5-G.1 – Protect public health
and welfare by eliminating existing
noise problems where feasible,
maintaining an acceptable indoor
and outdoor acoustic environment,
and preventing significant
degradation of the acoustic
environment.
Goal 5-G.2 – Ensure that new
development is compatible with the
noise environment, by continuing to
use potential noise exposure as a
criterion in land use planning.
Dudek Environmental Consulting
conducted a noise study (Dec. 2023)
for the proposed project. The
principal noise source associated
with the proposed project is traffic
generated from the Interstate-5
freeway and the surrounding street
system. As it relates to exterior use
areas, the project will include
outdoor usable space within
multiple interior courtyards. Due to
sound-blocking acoustical shielding
afforded by the onsite positions
and multi-floor structural
arrangement of the proposed
buildings, these exterior use areas
will not be subject to noise
exposure levels exceeding the
City’s 65 dBA CNEL standard. As it
relates to interior spaces, pursuant
to Chapter 18.04.080 of the
Carlsbad Municipal Code (CMC), any
new residence or addition of one or
more habitable rooms to an existing
residence located within the noise
impact boundary of an airport or
freeway must be designed to ensure
that internal noise levels due to
airport or freeway operations do
not exceed 45 dB. The project will
not be built without adequately
demonstrating compliance with the
California Building Code (CBC), as
locally amended. Modeling was
performed to determine interior
noise levels from street-facing units
of the project. An assessment was
conducted on street-facing units
intended for residential occupation
since the facade noise levels were
modeled above 60 dBA CNEL. As a
project design feature, glass
assemblies would require a closed
window condition to reduce the
Yes
June 5, 2024 Item #1 40 of 269
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLY
interior noise levels below the City’s
45 dBA CNEL threshold. Therefore,
mechanical ventilation (e.g., air
conditioning) will be installed in
impacted street-facing units to
move air within the structure and
control temperature when windows
are closed. Pursuant to standard
building permit procedures, a final
interior noise assessment will be
conducted to ensure interior noise
reductions are met. As is relates to
airport noise, the nearest airport is
McClellan-Palomar Airport, which is
approximately 4.0 miles southeast
of the project site and is located
outside of all CNEL noise contours
outlined in the McClellan-Palomar
Airport Land Use Compatibility Plan
(ALUCP) and included in the City’s
General Plan.
Public Safety Goal 6-G.1 – Minimize injury, loss of
life, and damage to property
resulting from fire, flood, hazardous
material release, or seismic
disasters.
The proposed project is not located
in any Very High Fire Severity Zone,
Flood Zones, or Earthquake Fault
Zones. The proposed structural
improvements would be required to
meet all seismic design standards at
time of building permit in
accordance with the California
Building Code. The Fire & Life Safety
Division has approved the proposed
conceptual building design with fire
sprinklers included throughout per
the National Fire Protection
Association (NFPA) standards. In
addition, an Alternative Means and
Method Request (AM&M) plan has
been reviewed and approved by the
Fire & Life Safety Division (June 23,
2023) and will be implemented at
the construction stage of
development.
Yes
Public Safety Goal 6-G.4 – Maintain safety
services that are responsive to
The proposed project will provide
all supporting water infrastructure
Yes
June 5, 2024 Item #1 41 of 269
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLY
citizens’ needs to ensure a safe and
secure environment for people and
property in the community.
in accordance with Fire & Life Safety
requirements; fire sprinklers are
required and provided for all
residential structures; and the
dwelling units proposed by this
project are all within a five minute
emergency response time. In
addition, the existing six-inch (6”)
diameter water line located within
the Carlsbad Village Drive project
frontage right-of-way is proposed to
be replaced with a new eight-inch
(8”) diameter water line.
Public Safety Policy 6-P.6 – Enforce the
requirements of Titles 18, 20, and
21 pertaining to drainage and flood
control when reviewing applications
for building permits and
subdivisions.
The project has been conditioned to
develop and implement a program
of “best management practices” for
the elimination and reduction of
pollutants which enter and/or are
transported within storm drainage
facilities.
Yes
Public Safety Policy 6-P.34 – Enforce the Uniform
Building and Fire codes, adopted by
the city, to provide fire protection
standards for all existing and
proposed structures.
The project is required to comply
with all Building and Fire codes to
ensure that fire protection
standards are met by the proposed
structures. The Fire & Life Safety
Division has approved conceptual
building designs with fire sprinklers
included throughout per the
National Fire Protection Association
(NFPA) standards. In addition, an
Alternative Means and Method
Request (AM&M) plan has been
reviewed and approved by the Fire
& Life Safety Division dated June 23,
2023 and shall be implemented at
the construction stage of
development. Therefore, the
proposed project is consistent with
the applicable fire safety
requirements.
Yes
Public Safety Policy 6-P.39 – Ensure all new
development complies with all
applicable regulations regarding the
The project is required to construct
or pay applicable fees for necessary
improvements, public utilities, and
facilities in accordance with Growth
Yes
June 5, 2024 Item #1 42 of 269
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLY
provision of public utilities and
facilities.
Management requirements; Fire
Station No. 1, located less than
0.25-miles of the project site, is
within emergency response
timeframes; and the project design
will not affect the city’s ability to
implement its Emergency
Operations Plan. Improvements to
existing utilities includes the
replacement of an existing six-inch
(6”) diameter water line located
within the Carlsbad Village Drive
project frontage right-of-way with a
new eight-inch (8”) diameter water
line.
Sustainability Policy 9-P.1 – Enforce the Climate
Action Plan (CAP) as the city’s
strategy to reduce greenhouse gas
emissions.
The project implements and is
consistent with measures identified
in the Climate Action Plan (CAP)
through the provision of renewable
energy generation (photovoltaic
systems), energy conservation
(Green Building Code), and by
accommodating Zero-Emission
vehicles and other greenhouse gas
reduction measures and features.
At building permit, the project will
also be reviewed for compliance
with the CAP ordinances.
Yes
Housing Goal 10-G.3 – Sufficient new,
affordable housing opportunities in
all quadrants of the city to meet the
needs of current lower and
moderate-income households and
those with special needs, and a fair
share proportion of future lower
and moderate-income households.
Per CMC Chapter 21.85, a project is
required to provide 15% of the total
residential units as affordable for
lower income households. Pursuant
to City Council Policy No. 57, the
percentage can be reduced to
12.5% if the inclusionary units are
very low or extremely low-income,
the units are located on the same
site as the market-rate units and the
Developer is not requesting
financial assistance from the city.
The project proposes 27 very low-
income units onsite, and the
Developer is not requesting
financial assistance from the city. In
Yes
June 5, 2024 Item #1 43 of 269
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLY
addition, the project is conditioned
to enter into an Affordable Housing
Agreement with the city to provide
and deed restrict 27 dwelling units
as affordable to very low-income
households for 55 years, earning up
to 50% of the area median income
(AMI).
Housing
Policy 10-G.2 – New housing
developed with diversity of types,
prices, tenures, densities, and
locations, and in sufficient quantity
to meet the demand of anticipated
city and regional growth.
Policy 10-P.15 – Pursuant to the
Inclusionary Housing Ordinance,
require affordability for lower
income households of a minimum
15 percent of all residential
ownership and qualifying rental
projects. For projects that are
required to include 10 or more units
affordable to lower income
households, at least 10 percent of
the lower income units should have
three or more bedrooms (lower
income senior housing projects are
exempt).
The proposed project will increase
the diversity of housing in Carlsbad
by adding 218 multiple-family
apartment units to the city’s
housing inventory. In addition, the
project will increase housing
diversity by providing housing
offered at a price affordable to very
low-income households. The project
is conditioned to enter into an
Affordable Housing Agreement with
the city to provide and deed restrict
27 dwelling units (12.5%) as
affordable to very low-income
households for 55 years, earning up
to 50% of the area median income
(AMI). Additionally, of those 27
affordable units, a minimum of
three (3) units will have three-
bedrooms, consistent with
requirements of the city’s
Inclusionary Housing Ordinance.
Yes
Housing Policy 10-P.19 – Address the unmet
housing needs of the community
through new development and
housing that is set aside for lower
and moderate-income households
consistent with priorities set by the
Housing and Neighborhood Services
Division, in collaboration with the
Planning Division, as set forth in the
city’s Consolidated Plan.
The city currently has a
jobs/housing ratio where there are
more jobs than housing. The project
replaces an existing commercial
shopping center with a new mixed-
use development consisting of
13,800 square feet of
neighborhood-serving commercial
and 218 multiple-family apartments
(191 market rate and 27
affordable). The residential portion
of this mixed-use project expands
the city’s affordable housing stock
to assist in meeting its Regional
Yes
June 5, 2024 Item #1 44 of 269
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLY
Housing Needs Assessment and
provides an adequate number of
housing units to meet the needs of
very low-income households.
B. Village-Barrio (V-B) Zone (CMC Chapter 21.35), Village & Barrio Master Plan; and Density Bonus
Ordinance (CMC Chapter 21.86)
The minimum and maximum densities for residential development are established in the Village &
Barrio Master Plan. Table B below identifies the permissible density range for properties located within
the Freeway Commercial (FC) District of the Village & Barrio Master Plan.
TABLE B – PROPOSED DENSITY
Gross
Acres
Net
Acres
Allowable Density Range,
Dwelling Units per Acre FC District*
Project Density,
Proposed Dwelling Units
4.12 4.12
28-35 du/ac
Minimum: 58 dwelling units**
Maximum: 145 dwelling units
52.9 du/ac
218 dwelling units
*For density bonus projects fractional units shall be rounded up per Section 21.86.050 of the Carlsbad Municipal Code.
**For mixed-use projects, the minimum density shall be calculated based on fifty percent of the developable area and the maximum density
shall be calculated based on the entire developable area (Village & Barrio Master Plan, Chapter 2.4 - Density).
The residential portion of the proposed mixed-use development includes a request to construct a 218-
unit, five-story multiple-family residential apartment project. As summarized above, the base number of
units for a 4.12-acre parcel at 35 du/ac is 145 dwelling units. In order to construct 218 units, the
Developer is requesting approval of a density bonus pursuant to CMC Chapter 21.86, the Density Bonus
Ordinance, and California (hereinafter referred to as “State”) Density Bonus Law (Government Code
§65915). CMC Chapter 21.86 was established as a means to implement California Government Code
§65915 (State Density Bonus Law) and the goals, objectives, and policies of the Housing Element of the
General Plan, which includes the provision to provide housing affordable to lower- and moderate-
income households.
The legislative intent of State Density Bonus Law is to increase the production of affordable housing by
requiring local agencies to grant an increase to the maximum allowable residential density over the
otherwise maximum eligible density. The density bonus that is authorized is set on a sliding scale based
upon the percentage of affordable units in the project, ranging from 5% to 50% additional units over the
number ordinarily permitted. Likewise, State Density Bonus Law provides for a progressive approach to
incentives or concessions, allowing up to four incentives or concessions in some cases. It also includes
incentivization in the form of waivers from development standards, which do not count as incentives or
concessions, and are unlimited. For projects located near transit stops, like the proposed project,
additional concessions are afforded, which include restricting the city’s ability to require minimum
June 5, 2024 Item #1 45 of 269
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
parking standards under Assembly Bill (AB) 2097 on certain types of private development projects.1
Parking is discussed in further detail below.
In this instance, to support the implementation of the project, the Developer is requesting a 50% density
bonus pursuant to State Density Bonus Law. In exchange for the 50% density bonus, the Developer is
required to designate 15% of the 145 base maximum density units, or 22 units, as affordable density
bonus units. The affordable density bonus units are required to be affordable to “very low-income
households” for a period of 55 years.
In addition to the mandatory affordable housing provisions of State Density Bonus Law, the project is
also required to comply with the city’s Inclusionary Housing Ordinance, which is intended to ensure that
all residential developments provide a range of housing opportunities for all economic segments of the
population, including households of lower and moderate income.2 The 22 very low-income units
required under State density bonus can also be used to satisfy the affordable housing requirements of
the city’s Inclusionary Housing Ordinance pursuant to CMC Section 21.85.040 – Affordable housing
standards.
Pursuant to the Inclusionary Housing Ordinance, projects are typically required to designate 15% of their
total units as affordable to lower income households. However, pursuant to City Council Policy
Statement No. 57, Inclusionary Housing Ordinance – Alternative Means of Compliance, the percentage
of units designated as affordable to lower income households can be reduced to 12.5% if all of the
following are satisfied:
1. All of the affordable units are made available to very low or extremely low-income households,
or combination thereof.
2. The units are located on the same site as the market-rate units; and
3. No financial assistance from the city is required.
For this project, the Developer is proposing to satisfy the affordable housing requirements by providing
12.5% or a total of 27 units (12.5% multiplied by 218 total units = 27.25, rounded down to 27 units) as
affordable to very low-income households. The inclusionary units will be located on the same site as the
market-rate units and the Developer is not requesting financial assistance from the city. Therefore, the
proposal to provide 27 very low-income units onsite complies with the Inclusionary Housing Ordinance,
Density Bonus Ordinance and State Density Bonus Law.
Density bonus law stipulates that a request for a density bonus does not constitute a valid basis on
which to find a proposed housing development project is not compliant with a general plan. In addition,
State Density Bonus Law explicitly requires the city to consider “the density allowed under the land use
element of the general plan” in determining maximum allowable residential density. As discussed
above, properties designated V-B do not have an assigned residential density in the General Plan.
1 Refer to Exhibit 5 for an info-bulletin that provides more information on restrictions imposed by the state legislature under AB
2097 that limit the city’s ability to require minimum parking standards on certain private development projects, including
residential density bonus projects. In Carlsbad there are currently only two major public transit stops (i.e. Carlsbad Village
Station and Poinsettia Station).
2 Refer to Exhibit 8 for an info-bulletin that provides more information on how the Inclusionary Housing Ordinance works and
Exhibit 9 for City Council Policy Statement Policy No. 57 which provides additional information on options to satisfy the intent
of the Inclusionary Housing Ordinance.
June 5, 2024 Item #1 46 of 269
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
Therefore, the minimum and maximum densities for residential development are established in the
Village & Barrio Master Plan. The proposed density of the project complies with the FC District of the
Village & Barrio Master Plan.
Incentives, Concessions or Waivers
The project is requesting incentives, concessions or waivers as allowed under State Density Bonus Law3
and implemented by CMC Chapter 21.86 – Density Bonus Ordinance. A project can request incentives
and concessions as defined in State Density Bonus Law, based on the percentage of affordable units.
An incentive or concession may include any of the following:
• A reduction in site development standards or a modification of zoning code or architectural design
requirements (excluding State Building Standards), that results in identifiable, financially sufficient
and actual cost reductions. A reduction/modification to standards or requirements may include, but
is not limited to, a reduction in minimum lot size, setback requirements, and/or in the ratio of
vehicular parking spaces that would otherwise be required (if minimum parking standards are
required).
• Other regulatory incentives or concessions that result in identifiable, financially sufficient and actual
cost reductions.
• The city council may, but is not required to, provide direct financial incentives, including the provision
of publicly owned land, or the waiver of fees or dedication requirements.
In addition to incentives or concessions, waiver or reduction of development standards that would
“have the effect of physically precluding the construction of a density bonus housing development at
the density or with the incentives or concessions permitted by” can also be considered. There is no limit
on the number of waivers or reductions of development standards that may be granted, and the
granting of a waiver or reduction shall neither increase nor decrease the number of incentives or
concessions to which the project is entitled. Waivers or reductions of development standards shall be
granted by the city unless certain findings can be made. In order to deny the requested waivers or
reductions, the city would have to make any of the following findings in writing based upon substantial
evidence:
• The standard(s) requested to be waived or reduced will not have the effect of physically
precluding the construction of a housing development at the densities or with the incentives or
concessions permitted by this chapter.
• The requested waiver or reduction of development standards would have a specific adverse
impact (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) upon public health and safety or on any real property that is
listed in the California Register of Historical Resources, and for which there is no feasible
method to satisfactorily mitigate or avoid the specific adverse impact.
3 Refer to Exhibit 7 for an info-bulletin that provides more information on how State Density Bonus Law works.
June 5, 2024 Item #1 47 of 269
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
• The waiver or reduction of development standards would be contrary to state or federal law.
The Developer is requesting five waivers as discussed in Exhibit 6. Staff has found no substantial
evidence that any of the above findings apply in this case.
Freeway Commercial (FC) District
The project’s compliance with the development standards specific to the Freeway Commercial (FC)
District, as well as the applicable parking and area-wide standards within the Village & Barrio Master
Plan are provided in Tables C, D and E below. In addition, the project generally complies with the intent
of the Area-Wide Design Guidelines, which are included in Section 2.8 of the Village & Barrio Master
Plan. Pursuant to Section 2.8, designers and developers should consider the guidelines as a starting
point for quality development and do not comprise every possible strategy for achieving high-quality
design.
TABLE C- VILLAGE & BARRIO MASTER PLAN
FREEWAY COMMERCIAL (FC) DISTRICT COMPLIANCE ANALYSIS
Standard Required/Allowed Proposed Comply?
Setbacks -
Front
Minimum: 10 feet
Minimum 15 foot landscaped
setback where surface parking
areas are located adjacent to a
public street.
Lot 1 (fronting Carlsbad Village Drive)
Commercial Bldg. A: 16.1 feet
Commercial Bldg. B: 16 feet
All surface parking spaces, as it relates
to Carlsbad Village Drive, are setback
greater than 15 feet and landscaped.
Lot 2 (fronting Oak Avenue)
Residential Bldg. C: 11 feet
Residential Bldg. D: 11 feet
Parking Structure: 10 feet
Yes
Setbacks -
Front
Encroachments permitted within
the front setback:
• Maximum 5 feet: Awnings,
canopies, upper floor
balconies.
• Up to property line: Plazas,
courtyards, and outdoor
dining.
Lot 1 (fronting Carlsbad Village Drive)
Commercial Bldgs. A and B both include
metal canopies and awnings projecting
from the front elevation of the
buildings. For both buildings, neither
canopy nor awning encroach into the
10-foot setback.
Lot 2 (fronting Oak Avenue) the upper
floor balconies of the residential units
encroach no greater than 5-feet.
Yes
Setbacks -
Side
No minimum setback Lot 1 (East Side)
Commercial Bldg. B: 11 feet (approx.)
Lot 2 (East Side)
Yes
June 5, 2024 Item #1 48 of 269
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
Standard Required/Allowed Proposed Comply?
Parking Structure: ≥12 feet (approx.)
Lot 1 (West Side)
Commercial Bldg. A: 32 feet (approx.)
Lot 2 (West Side)
Residential Bldg. C: 6.9 feet (approx.)
Setbacks -
Rear
10 feet Lot 1: ≥10 feet
Lot 2: ≥10 feet
Yes
Lot Size and
Dimension Not applicable Lot 1: 0.94 acres
Lot 2: 3.11 acres Yes
Building
Height
Maximum 45 feet and 4 stories
Commercial Bldg. A: 24.5 feet / 1 story
Commercial Bldg. B: 24.5 feet / 1 story
Residential Bldg. C: 56 feet / 5 stories
with architectural projections up to 60.5
feet for parapets, 66 feet for stair and
elevator towers*.
Residential Bldg. D: 53.8 feet / 5 stories
with architectural projections up to 58.3
feet for parapets, 63.8 feet for stair
towers, and 67.8 feet for elevator
towers*.
Parking Garage: 53.8 feet / 5 levels with
architectural projections up to 58.3 feet
for parapets, 63.8 feet for stair towers,
and 67.8 feet for elevator towers*.
*Developer is requesting a waiver to
this standard (VBMP, 2.7.4(G)(1))
pursuant to the Density Bonus
Ordinance and State Density Bonus Law.
Please see Exhibit 6 for details.
Yes*
Building
Height
A maximum of 30% of the 4th
story, street-facing facade can
have a minimum 10-foot setback
(as measured from property
line). The remaining 70% shall be
set back a minimum of 15 feet.
100% of the 4th and 5th stories of
Residential Bldgs. C and D, fronting on
Oak Avenue, have been setback 17’-
8½”.
Yes
Building
Height
The total square footage of
enclosed 4th story floor space
shall not exceed 80% of the of
*Developer is requesting a waiver to
this standard (VBMP, 2.7.4(G)(2)(b))
pursuant to the Density Bonus
Yes*
June 5, 2024 Item #1 49 of 269
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
Standard Required/Allowed Proposed Comply?
the largest enclosed floor space
below (floors one, two and
three). However, in no case shall
the fourth floor enclosed space
exceed the amount of the third
floor enclosed space.
Ordinance and State Density Bonus Law.
Please see Exhibit 6 for details.
Building
Massing
No building facade visible from
any public street shall extend
more than 50 feet in length
without a 5-foot minimum
variation in the wall plane, as
well as a change in roofline.
Along Oak Avenue, the 4th and 5th
stories of Residential Bldgs. C and D
have been setback 17’-8½”, which is 6-
feet further beyond the three lower
floors they are set over. The proposed
roofline breaks in six locations. Along
Interstate-5, metal louvered
architectural structures project 5-feet
beyond the face of the 2nd, 3rd, and 4th
levels to provide added screening of
cars and to also provide variation along
this frontage.
Yes
Property
Open Space
A minimum of 20 percent of
property must be maintained as
open space.
Required: 35,893 SF
Proposed: 40,870 SF
Yes
Residential
Private Open
Space
Minimum of 80 square feet of
private open space per unit;
minimum dimension of 6 feet in
any direction.
All 218 apartment units have a private
balcony with a minimum area of 80 SF
and minimum dimension of 6 feet in any
direction.
Yes
Residential
Common
Open Space
Minimum of 25 square feet per
unit, active or passive:
218 x 25 = 5,450 square feet
Minimum dimension,
10 feet x 10 feet
23,110 square feet.
Common open space exceeds the
minimum dimensions and includes two
large courtyards, pool/spa, cabanas with
fireplaces, turf areas for lawn games,
barbecues and social cooking dining
areas, and a roof top deck.
Yes
The project proposes to provide 284 parking spaces for the 218 multiple-family residential apartment
units, which equates to 1.3 spaces per unit, thus exceeding the 0.5 space per unit requirement pursuant
to State Density Bonus Law. An additional state law imposed by the state legislature, AB 2097, which
became effective on January 1, 2023; prohibits cities from requiring minimum parking standards on
certain private development projects, including residential density bonus projects, that are located
within one-half mile of public transit. Under AB 2097, developers can still provide onsite parking, but the
number of parking spaces provided is based on builder preference and market demand, not by city-
established minimum parking standards. The parking spaces provided meet the minimum parking
location and design standards. A summary of how the project would comply if the city could impose the
minimum parking standards under State Density Bonus Law is provided in Table “D” below.
June 5, 2024 Item #1 50 of 269
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
The project is proposing to utilize the Density Bonus Parking Standards per Government Code
§65915(p)(1). Table “D” below compares the parking standards from the Village & Barrio Master Plan
Area-Wide Parking Standards versus that being requested in accordance with a density bonus project as
implemented by CMC Chapter 21.86. Table “D” below also includes the required amount of parking
required and proposed for commercial development. As Table “D” demonstrates, the project is
providing more parking onsite than is required by the Village & Barrio Master Plan and State Density
Bonus.
TABLE D - PARKING STANDARDS
Type of Use No. of Res. Units Commercial VBMP Required CMC 21.86 Required Proposed
Studio 15 -- 1 space per unit
(15 spaces)
0.5 space per unit
(8 spaces)
284 spaces
(1.3 spaces
per unit)
1-Bdrm 87 -- 1 space per unit
(87 spaces)
0.5 space per unit
(44 spaces)
2-Bdrm 90 -- 1.5 spaces per unit
(135 spaces)
0.5 space per unit
(45 spaces)
3-Bdrm 26 -- 1.5 spaces per unit
(39 spaces)
0.5 space per unit
(13 spaces)
Residential Totals: 276 spaces 110 spaces 284 spaces
Retail -- 9,800 SF 1 space per 415 SF
(24 spaces) --
56 spaces
Restaurant -- 4,000 SF 1 space per 170 SF
(24 spaces) --
Commercial Totals: 48 spaces -- 56 spaces
Overall Totals: 324 spaces -- 340 spaces
TABLE E –VILLAGE & BARRIO MASTER PLAN
AREA-WIDE STANDARDS COMPLIANCE ANALYSIS
Standard Required/Allowed Proposed Comply?
Ingress and
Egress
Vehicle access shall be taken off the
alley.
Driveway apron shall not exceed 20
feet in width.
*Developer is requesting a waiver
to this standard (VBMP,
2.6.1(A)(3)) pursuant to the
Density Bonus Ordinance and
State Density Bonus Law. Please
see Exhibit 6 for details.
Yes*
Ingress and
Egress
A clear zone shall be provided at the
intersection of a street and an alley or
driveway to maintain a free line of
sight.
• The clear zone shall consist of an
isosceles right triangle measured 7.5
feet in both directions from the
Clear zones are provided at the
intersections with Carlsbad Village
Drive at both the drive aisle and
the Hope Avenue Alley.
Additionally, a clear zone is
provided at the intersection with
Oak Avenue and the Hope Avenue
Alley.
Yes
June 5, 2024 Item #1 51 of 269
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
Standard Required/Allowed Proposed Comply?
intersection of the two property
lines.
• The clear zone shall not be occupied
by a ground floor building footprint,
site features taller than 36 inches, or
landscaping that is taller than 30
inches.
Property
Line Walls
and Fences
Fences and walls within the front
setback shall be a maximum 3.5 feet
tall (42-inches).
No walls or fences located in the
front setback along Carlsbad
Village Drive or Oak Avenue
exceed 3.5 feet (42-inches) in
height.
Yes
Building
Orientation
Buildings shall be oriented toward
primary street frontage.
The project is appropriately
oriented towards Carlsbad Village
Drive.
Yes
Building
Entrances
The primary entrance of a ground floor
commercial use shall be oriented
towards the primary street frontage.
Both Commercial Bldgs. A and B
have the primary entrance
oriented towards Carlsbad Village
Drive.
Yes
Roof
Protrusions
All new development that results in
additional height above the building
height maximum for the applicable
district shall abide by the following
regulations:
-- --
Roof
Protrusions
No roof structure or any other space or
feature shall be allowed for the
purpose of providing additional floor
space except as provided herein.
The proposed stair and elevator
towers projecting above the roof
structure do not provide
additional floor space beyond the
purpose they serve.
Yes
Roof
Protrusions
All roof structures (excluding
architectural features) shall be set
back a minimum five feet from all
building faces and shall not exceed the
maximum stated heights below.
Structures permitted to exceed five
feet in height shall be setback at least
an additional one foot for every foot
above five feet, up to maximum stated
heights.
• Guardrails or other barrier for roof
decks; roof deck amenities, including
permanently affixed equipment and
furnishings (such as built-in seating,
barbeque islands, counters, and the
like) trellises, latticework, screens
*Developer is requesting a waiver
to this standard (VBMP,
2.6.2(C)(4)(b)) pursuant to the
Density Bonus Ordinance and
State Density Bonus Law. Please
see Exhibit 6 for details.
Yes*
June 5, 2024 Item #1 52 of 269
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
Standard Required/Allowed Proposed Comply?
(including vegetative screens), or
other objects designed or arranged
to create a privacy screen or outdoor
room; equipment screening, fire or
parapet walls; skylights; and similar:
Up to 42 inches above maximum
height.
• Roof structures specifically for the
housing of elevators, stairways,
tanks, ventilating fans or similar
equipment required to operate and
maintain the building; flagpoles,
chimneys, smokestacks, wireless
masts and similar structures: Up to
10 feet above maximum height.
Roof
Protrusions • Architectural features: Up to 10 feet
above maximum building height.
Architectural features that are
within 10 feet of a building face shall
be cumulatively limited in width to
30 percent of that building face.
*Developer is requesting a waiver
to this standard (VBMP,
2.6.2(C)(4)(c)) pursuant to the
Density Bonus Ordinance and
State Density Bonus Law. Please
see Exhibit 6 for details.
Yes*
Window
Glazing
45 percent minimum glazing of
ground-floor facade for retail uses
adjacent to Carlsbad Village Drive.
Facade is measured from plate height
to finish floor.
Area of Glazing:
Commercial Bldg. A = 1,007 SF
Commercial Bldg. B = 758 SF
Percentage of Glazing Provided:
Commercial Bldg. A = 61%
Commercial Bldg. B = 52%
Yes
Window
Glazing
The bottom of any window or product
display window shall not be more than
3.5 feet above the adjacent sidewalk.
Storefront glazing for the two
commercial buildings fronting
Carlsbad Village Drive extends to
the ground.
Yes
Window
Glazing
Transparent or translucent glazing is
required on the ground-floor facade of
a commercial or retail use facing a
public street. Opaque, reflective, or
dark tinted glass is not permitted.
Storefront glazing for the two
commercial buildings fronting
Carlsbad Village Drive consist of
clear glass.
Yes
C. Site Development Plan (CMC Chapter 21.06)
The project requires a Site Development Plan according to section 6.3.3.B of the Village & Barrio Master
Plan. A Conditional Use Permit is not required with this project because mixed-use, consisting of
multiple-family residential and commercial (i.e., restaurants, retail, markets, etc.), is permitted by right
within the Freeway Commercial (FC) District of the Village & Barrio Master Plan. All Site Development
Plans within the Village & Barrio Master Plan area are required to be approved by the City Council. Five
June 5, 2024 Item #1 53 of 269
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
site development plan findings are required for the project. The required findings with justification for
each are summarized below and contained in Planning Commission Resolution (Exhibit 1 to the June 5,
2024 Planning Commission Staff Report).
1. That the proposed development or use is consistent with the General Plan and any applicable
master plan or specific plan, complies with all applicable provisions of Chapter 21.06 of the
Carlsbad Municipal Code, and all other applicable provisions of this code.
The project proposes the demolition of an existing shopping center with approximately 58,735 square
feet of commercial uses, and in its place the construction of a new mixed-use development consisting of
13,800 square feet of neighborhood-serving commercial within two one-story buildings, 218 multiple-
family residential apartment units (191 market rate and 27 affordable) within two five-story buildings,
289 garage parking spaces within a five-story parking structure, and 51 surface parking spaces, all on a
4.12-acre infill site located within the Freeway Commercial (FC) District of the Village & Barrio Master
Plan. Mixed-use, consisting of multiple-family residential and commercial (i.e., restaurants, retail,
markets, etc.), is permitted by right within the FC District. The project is consistent with the various
elements and objectives of the Village (V) General Plan Land Use designation and the Village & Barrio
Master Plan as discussed in the findings below and in the project staff report dated June 5, 2024
incorporated by reference. Although the project’s residential density of 53 dwelling units per acre is
above the 35 du/ac maximum that is allowed by the FC District, the 218-unit residential project can be
found consistent with the General Plan Land Use Policies as discussed in the findings below and in the
project staff report dated June 5, 2024 through use of a Density Bonus as allowed under California Law
and the Carlsbad Municipal Code. State law encourages cities to provide affordable housing through
incentives to developers (i.e., State Density Bonus Law, Government Code §65915). State Density Bonus
Law allows a developer to increase density on a property above the maximum density, set under the
land use policies of the General Plan, zoning district, and Specific Plan/Master Plan. In this instant, based
on the adopted land use density of the Freeway Commercial (FC) District of the Village and Barrio
Master Plan, the base number of units allowed for a 4.12-acre parcel at 35 du/ac is 145 dwelling units.
The applicant is requesting a 50% increase in density to yield 218 total units. Density Bonus Law
stipulates that a request for a density bonus does not constitute a valid basis on which to find a
proposed housing development project is not compliant with a general plan. In addition, State Density
Bonus Law explicitly requires the city to consider “the density allowed under the land use element of the
general plan” in determining maximum allowable residential density and General Plan conformance.
Therefore, the proposed density of the project is deemed compliant with the land use density
designation of the General Plan and Village and Barrio Master Plan.
2. That the requested development or use is properly related to the site, surroundings, and
environmental settings, will not be detrimental to existing development or uses or to development
or uses specifically permitted in the area in which the proposed development or use is to be located, and will not adversely impact the site, surroundings, or traffic circulation.
The proposed mixed-use development is located within the Freeway Commercial (FC) District of the
Village & Barrio Master Plan. The project will not be detrimental to existing uses or to uses specifically
permitted in the area in which the use is located in that mixed-use, consisting of multiple-family
residential and commercial (i.e., restaurants, retail, markets, etc.), is permitted by right in the FC District.
All the properties surrounding the Site are designated for FC uses under the VBMP, except for properties
located to the south of the Site, across Oak Avenue, which are designated as Barrio Perimeter (BP) and
June 5, 2024 Item #1 54 of 269
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
those along Harding Avenue to the west, which are designated as Village Center (VC). The project Site is
surrounded by a variety of urban uses, including an adjacent gas station, a four-story mixed-use building
across Carlsbad Village Drive to the north, one-to-three-story residential (multiple-family and single-
family) buildings to the south across Oak Avenue, and various one-story public and commercial uses to
the west across the Hope Avenue Alley along Harding Street. The proposed site design places residential
adjacent to residential to the south and commercial development adjacent to existing commercial
development to the north and west. The proposed mixed-use development will not adversely impact the
site, surroundings, or traffic circulation. The mixed-use project is estimated to generate fewer trips
(2,242 ADT) than the existing commercial land uses (7,044 ADT) it intends to replace, resulting in a net
decrease of 4,802 Average Daily Trips (ADT). Both Carlsbad Village Drive and Oak Avenue are designed to
adequately handle the traffic generated by the project, and the project is adequately parked on-site in
accordance with State Density Bonus Law and the Village & Barrio Master Plan.
3. That the site for the intended development or use is adequate in size and shape to accommodate
the use.
Pursuant to State Density Bonus Law, the Developer has requested waivers to standards in the Village &
Barrio Master Plan related to maximum building height and the number of floor levels, height limits on
roof structures, height limits on architectural features, limitations on total square footage of the fourth
floor, and restricting vehicular access to an alley. The project is entitled to the requested number of units
and the density bonus waivers are necessary for the project to be developed at the density. The waivers
are permitted pursuant to CMC Chapter 21.86 and State Density Bonus Law.
4. That all yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the
requested development or use to existing or permitted future development or use in the
neighborhood will be provided and maintained.
The project complies with all applicable development standards for mixed-use projects within the FC
District of the Village & Barrio Master Plan, including lot coverage, open space, height, setbacks, and
parking, etc., subject to density bonus provisions for concessions and waivers, including reductions of
standards. The architecture of the building is compatible with the surrounding residential and
commercial development. Landscaping along the street frontages and throughout the project will be
provided consistent with the requirements of the city’s Landscape Manual and the Village & Barrio
Master Plan.
5. That the street systems serving the proposed development or use is adequate to properly handle
all traffic generated by the proposed use.
The proposed project is considered a through lot since it has two primary street frontages, Carlsbad
Village Drive to the north, and Oak Avenue to the south, both of which are connected by the existing
Hope Avenue Alley bordering the entire westerly property line of the subject property. Along Carlsbad
Village Drive, the project is proposing 8-feet of right-of-way dedication. With a total of 16-feet from curb
to property line, the project proposes a 10-foot-wide sidewalk buffered by a 6-foot-wide landscape
planter with street trees. In addition to the pedestrian improvements described, the project will also be
updating an existing bus stop on Carlsbad Village Drive with a new Americans with Disabilities Act (ADA)
compliant bus stop pad with shelter, bench, trash receptacles and shelter lighting, etc., pursuant to
NCTD standards. On Oak Avenue, the project will maintain the existing 10-foot right-of-way along the
June 5, 2024 Item #1 55 of 269
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
project frontage and will replace the existing curb, gutter, and sidewalk. Along this frontage, the project
is proposing a 10-foot-wide sidewalk reduced down to 5.5 feet at each tree well planter location. Along
the north side of Oak Avenue, the project also proposes to improve the dead-end street design to a cul-
de-sac pursuant to City of Carlsbad standards. Primary vehicular access into the project site will be
provided via two existing driveways on Carlsbad Village Drive – one (1) unsignalized right-turn only
driveway to the Hope Avenue Alley along the western boundary of the site and one (1) unsignalized
private driveway permitting right turns and inbound left turns only. The existing median in Carlsbad
Village Drive prohibits left turns out from this driveway. Secondary vehicular access will be provided on
Oak Avenue via a full-access driveway located at the end of the cul-de-sac where Oak Avenue
terminates west of Interstate-5. The proposed project is estimated to generate fewer trips (2,242 ADT)
than the existing land uses (7,044 ADT) it will replace, resulting in a net decrease of 4,802 Average Daily
Trips (ADT). Both Carlsbad Village Drive and Oak Avenue are designed to adequately handle the traffic
generated by the project. The project site is also located within 0.4 miles of the Carlsbad Village mass
transit station which provides bus, train, and Coaster service on a daily basis. Bike lanes are provided on
Carlsbad Village Drive. In addition, the Developer will be required to pay traffic impact fees in accordance
with Carlsbad Municipal Code Section 18.42 prior to issuance of building permits that will go towards
future road improvements.
D. Inclusionary Housing Ordinance (CMC Chapter 21.85)
Pursuant to Carlsbad Municipal Code (CMC) Chapter 21.85, Inclusionary Housing Ordinance, residential
developments proposing seven or more units are required to provide affordable housing. The standard
inclusionary housing requirement is 15% of the total number of units as affordable to lower income
households. However, pursuant to City Council Policy Statement No. 57, Inclusionary Housing Ordinance
– Alternative Means of Compliance, the percentage of units designated as affordable to lower income
households can be reduced to 12.5% if all of the following are satisfied:
1. All of the affordable units are made available to very low or extremely low-income households,
or combination thereof;
2. The units are located on the same site as the market-rate units; and
3. No financial assistance from the city is required.
For this project, the Developer is proposing to satisfy the affordably housing requirements by providing
12.5% or a total of 27 units (12.5% multiplied by 218 total units = 27.25, rounded down to 27 units) as
affordable to very low-income households. The inclusionary units will be located on the same site as the
market-rate units and the Developer is not requesting financial assistance from the city. Therefore, the
proposal to provide 27 very low-income units onsite complies with the Inclusionary Housing Ordinance.
Therefore, the project has been conditioned to satisfy the inclusionary housing requirement for very
low-income households by entering into an Affordable Housing Agreement (AHA) to provide 27 units
onsite as affordable to very low income households for 55 years, earning up to 50% of the area median
income (AMI). By entering into the AHA accordingly, the project is providing its fair share of housing
affordable to very low-income households and is therefore consistent with the Inclusionary Housing
Ordinance. For a family of four living in Carlsbad, the AMI at 50% is $75,750 per year.
Chapter 21.85 of the CMC also requires that for those developments which are required to provide ten
or more units affordable to low-income households, at least 10% of the low-income units, or three units
for the proposed project, shall have three or more bedrooms. Of the 27 affordable units proposed,
June 5, 2024 Item #1 56 of 269
PROJECT ANALYSIS
(GENERAL PLAN, MUNICIPAL CODE, AND OTHER REGULATIONS)
three, three-bedroom units are currently proposed.
E. GROWTH MANAGEMENT
The proposed project is located within Local Facilities Management Zone 1 in the Northwest Quadrant
of the city. The impacts on public facilities created by the project, and its compliance with the adopted
performance standards, are summarized in Table “F” below.
TABLE F – GROWTH MANAGEMENT COMPLIANCE
Standard Impacts/Demand
City Administration 771 sq. ft.
Library 411 sq. ft.
Wastewater Treatment Commercial: 1,533 GPD
Residential: 34,880 GPD Total: 36,413 GPD
Parks NW Quadrant
Drainage 25.4 CFS, Drainage Basin B
Circulation Existing: 7,044 ADT
Proposed: 2,242 ADT Net decrease: 4,802 ADT
Fire Fire Station 1
Open Space NA
Schools
Carlsbad Elementary: 25.51 students
Carlsbad Middle: 13.47 students
Carlsbad High: 17.2 students
Sewer Collection System Commercial: 1,533 GPD
Residential: 34,880 GPD Total: 36,413 GPD
Water Commercial: 480 GPD
Residential: 40,330 GPD Total: 40,810 GPD
June 5, 2024 Item #1 57 of 269
Community Development Department | 1635 Faraday Ave. | Carlsbad, CA 92008 | www.carlsbadca.gov
AB 2097
PARKING REQUIREMENTS IB-131
This bulletin provides an overview of the restrictions
imposed by the state legislature under AB 2097 on the
city’s ability to require minimum parking standards on
certain private development projects.
BACKGROUND
Most cities, including Carlsbad, have historically required
that new residential and commercial development
provide onsite parking spaces to sufficiently
accommodate occupants and customers and reduce
impacts to neighboring land uses. The commonly applied
parking standard is formula based, where the minimum
number of required parking spaces is dependent upon the
size and type of use being built. For example, Carlsbad
requires one parking space for every 100 square feet of
restaurant space, two parking spaces for each apartment
unit with two or more bedrooms, and so on.
Based largely on a body of academic research regarding
the potential impacts minimum parking ratios have on car
ownership, vehicle miles traveled, and use of public
transit, the state legislature passed AB 2097, which added
Government Code §65863.2, that effectively eliminates
parking requirements in new residential and commercial
developments when located within a half-mile of a major
transit stop.
According to the Assembly Floor Analysis on AB 2097, the
study found that in buildings with no on-site parking, only
38% of households owned a car, but in buildings with at
least one parking space per unit, the study found that more than 81% of households owned automobiles. As
such, by eliminating parking minimums in new
development, the state legislature figures that fewer
households will rely on the automobile for transportation.
Developers could still voluntarily provide onsite parking
(and many likely will), but the number of parking spaces
provided will be based on builder preference and market
demand, not by city-established minimum parking
standards.
The state legislature’s intent with this action, which is
effective January 1, 2023, is that it will help drive down
construction costs, reduce vehicle traffic, increase public
transit ridership, and promote walkable and bikeable
communities so people can get around without a car,
which will reduce the greenhouse gas emissions
responsible for climate change.
NEW STATE LIMITS ON PARKING
AREAS AFFECTED
Pursuant to Government Code §65863.2(a), a city cannot
impose or enforce any minimum automobile parking
requirements on a residential, commercial, or other
development project (except for hotels, motels, short-
term rentals, or other transient lodging --- city parking
standards still apply to those) if the project is located
within one-half mile of public transit. The state defines
public transit as a “major transit stop,” containing any one
of the following:
•Fixed rail station
•Bus rapid transit stop
•high-quality transit corridor included in a regional
transportation plan
•Intersection of two or more major bus routes were
buses stop every 15 minutes or less during peak
commute periods
Documents Referenced
Carlsbad Village Station Eligible Parcels; Map
Poinsettia Station Eligible Parcels; Map
Carlsbad Housing (Element) Plan; IB-137
2021-2029 Housing Element; Plan
Carlsbad Parking Standards; §21.44
EV Charging Station Requirements; §18.22
EV Charging Permit Streamlining; IB-165
Density Bonus; IB-112
Supportive Housing Defined; §21.04.355.1
Transitional Housing Defined; §21.04.362
CA Coastal Commission Memo; Policy
Exhibit 5
June 5, 2024 Item #1 58 of 269
{city of
Carlsbad
Informational Bulletin
Page 2 of 3 IB-131_AB 2097 Parking Limits (Feb. 2024)
The city does not have any high-quality transit corridors
per SANDAG’s 2021 Regional Transportation Plan. And
North County Transit District’s Breeze bus system, does
not meet the bus stop requirements and therefore does
not qualify.
Currently, there are only two locations in the city that
meet the definition of public transit --- Carlsbad Village
Station and Poinsettia Station. Maps have been provided
showing those parcels that are subject to §65863.2. See
“Documents Referenced” above.
In cases where only a portion of the project site is located
within one-half mile of a major transit stop, the following
standards must be met in order to be eligible.
• At least 75% of the total project site is located within
one-half mile of a major transit stop; and
• At least 90% of the proposed residential units, or
100 units or more, whichever is less, are located
one-half mile of a major transit stop.
Projects failing to meet these requirements do not qualify
for the allowances under §65863.2 and must meet
current city parking standards.
EV CHARGING & ADA PARKING
Irrespective of proximity to public transit, state law allows
the city to continue to apply minimum parking standards
for electric vehicle (EV) charging stations as well as
required parking spaces accessible to persons with
disabilities (ADA).
• For EV stations, the required number of EV parking
spaces for residential projects is provided in Table
4.106.4.3.1 of Carlsbad Municipal Code (CMC)
§18.21.040. For nonresidential projects, EV parking
space requirements are provided in Table
5.106.5.3.3 of CMC §18.21.050. The parking
requirement is based on the total number of actual
parking spaces that would have otherwise applied to
the development if the state code section did not
exist. Refer to IB-165 for an overview of the city’s
streamlining provisions and alternative standards for
EV charging stations.
• For ADA parking, the city applies the standards set
forth in Chapter 1109A (multifamily) and Chapter
11B (commercial) of Title 24, Volume 1 of the 2023
CA Building Code. Like EV spaces, the total number
of ADA spaces is based on the total number of actual
parking spaces that would have otherwise applied to
the development.
EXEMPTIONS
The city may apply its minimum parking standards to a
proposed project if it makes written findings that failure
to impose parking standards will result in one of the
following to occur.
• Hinders the city’s ability to meet its share of low-
and very low-income housing. Refer to IB-137 for
more on the city’s Housing Element and Regional
Housing Needs Assessment requirements.
• Hinders the city’s ability to meet any special housing
needs for elderly or persons with disability. Refer to
the city’s 2021-2029 Housing Element for more
information.
• The proposed “housing development project” will
negatively impact existing residential or commercial
parking that is located within one-half mile of the
project. The state defines a “housing development
project” as either:
o A 100% residential development; or
o Mixed-use development where at least 2/3 of
the project is designed for residential use; or
June 5, 2024 Item #1 59 of 269
IB-131_AB 2097 Parking Limits (Feb. 2024) Page 3 of 3
o Project includes transitional housing or
supportive housing.
The city exemption determination must be supported by a
preponderance of the evidence in the record showing that
not imposing or enforcing minimum parking standards
would have a substantially negative impact on the above
referenced development.
The exemption finding must be made by the city within 30
days following receipt of a completed application.
EXCEPTIONS TO THE EXEMPTIONS
Government Code §65863.2(c) provides a list of specific
project types that are not subject to the above exemption
provisions. In other words, the city cannot impose
minimum parking standards on the following housing
development projects, irrespective of whether the above
discussed exemption findings can be made.
• The housing development project contains fewer
than 20 housing units.
• The housing development project dedicates a
minimum of 20% of the total housing units to very
low-, low-, or moderate-income households,
students, elderly, or persons with disabilities.
• The housing development project is subject to
parking reductions based on the provisions of any
other applicable law. As an example, the proposed
development is a density bonus project, which offers
reduced parking standards for development
projects. Please refer to IB-112 for more on density
bonus law.
PARKING SPACES PROVIDED VOLUNTARILY
When a project voluntarily provides parking, the city is
limited to only imposing the following parking
requirements:
• The city may require that the voluntary parking
spaces meet established minimum location and
design standards.
• If a project voluntarily provides parking spaces, the
city can require that the spaces be available to the
public.
• If a project voluntarily provides parking spaces, the
city can require that a parking fee be charged to
residents or customers for use. Conversely, the city
cannot require that the voluntarily provided parking
spaces be offered to the residents or customers free
of charge.
PROPERTIES IN THE COASTAL ZONE
Development in the Coastal Zone requires a Costal
Development Permit consistent with Carlsbad Municipal
Code (CMC) Chapter 21.201. Following adoption of AB
2097, the California Coastal Commission released on June
30, 2023 a memorandum discussing how the Commission
and local governments can impose other types of
conditions in these areas to ensure projects and Local
Coastal Programs (LCPs) are consistent with the public access and recreation policies of the Coastal Act (Chapter
3) and certified LCPs. These other types of conditions may
assist the city in making the necessary findings to approve
required Coastal Development Permits (§21.201.080(C)).
YOUR OPTIONS FOR SERVICE
Questions pertaining to this state law, please contact the
Planning Division at 442-339-2600 or via email at
Planning@CarlsbadCA.gov.
June 5, 2024 Item #1 60 of 269
Carlsbad Village Mixed Use (CVMU) – SDP 2023-0014
Supplemental Application - Density Bonus Program (Revised 2.27.24)
Project Name
Carlsbad Village Mixed Use (CVMU) (the “Project”)
SDP 2023-0014
Project Location
Street Address: 945-1065 Carlsbad Village Drive, Carlsbad, CA 92008 (the “Site”)
APN’s: 203-320-53-00; 203-320-54-00; 203-320-55-00; 203-320-56-00
Site Description
The 4.12-acre Site is currently occupied by a commercial shopping center with a total floor area
of 58,735 square feet within five buildings, which are occupied by a variety of retail and
restaurant uses, as well as a surface parking lot spread across four (4) parcels. The Site is
surrounded by Carlsbad Village Drive to the north, Interstate 5 (I-5) Freeway to the east, Oak
Avenue to south, and an unnamed public alley to the west. The property is substantially
surrounded by urban uses.
The Site is located 0.4 miles from the Carlsbad Village center and 0.6 miles from the Pacific
Ocean. Primary regional access to the Site is provided via the I-5 freeway, which generally runs
north/south and is adjacent to the Site. The Site has convenient access to public transportation
and is located within a transit priority area, served by the Coaster and Amtrak, as well as
numerous bus lines within walking distance. NCTD bus route 315 provides service between
Camp Pendleton, Sprinter, and Carlsbad Village Station, with stops immediately adjacent to the
Project Site. The closest major transit stop is Carlsbad Village Station, located within 0.5 miles
east of the Site.
The Project Site is surrounded by a variety of uses, including an adjacent gas station, a 4-story
mixed-use building across Carlsbad Village Drive to the north, multifamily buildings to the south
across Oak Avenue, and various public and commercial uses to the west across the public
alley.
The Site is designated as Village-Barrio (V-B) in the General Plan and is similarly zoned Village-
Barrio (V-B) and is located more specifically within the Freeway Commercial (FC) District of the
Carlsbad Village and Barrio Master Plan (VBMP). All the properties surrounding the Site are
designated for FC uses under the VBMP, except for properties located to the south of the Site,
across Oak Avenue, which are designated Barrio Perimeter (BP).
The FC District permits a wide array of uses associated with urban freeway interchanges
including lodging, retail, restaurant, residential and mixed uses.
Project Description:
Exhibit 6
June 5, 2024 Item #1 61 of 269
commercial retail/restaurant uses and the existing (4) legal parcels would consolidated into two
(2) legal lots. The proposed commercial uses would be contained in two, one-story buildings
along Carlsbad Village Drive, and the residential units, including the VLI units, would be spread
across two five-story residential buildings separated by a landscaped paseo and courtyard. 340
vehicular parking spaces will be provided at-grade surrounding the commercial and residential
buildings and within an above-grade parking structure. The new proposed buildings and parking
structure would have a maximum building height of 56 feet. Pursuant to Carlsbad Municipal
Code §21.46.020, parapets of 4’-6” tall are proposed around the edge of the roof and
stair/elevator towers of various heights would extend up to 10 feet above the maximum building
height, except for two elevator towers adjacent to the parking structure that would extend 14
feet above the maximum building height to provide elevator access to the rooftop parking level.
Vehicular access to the Site would occur via three access points from the surrounding streets
and public alley. One vehicular driveway is provided on the northern boundary of the Site along
Carlsbad Village Drive which provides site access via an existing driveway and left turn pocket.
Both the commercial at-grade parking stalls and parking structure will be accessed via this
existing driveway along Carlsbad Village Drive. Additional vehicular access to the parking
structure would be provided from Oak Avenue for tenants only. Access to the Site would also be
provided from the public alley.
The Project’s commercial space along Carlsbad Village Drive is anticipated to contain a variety
of neighborhood serving retail and restaurant uses, including a neighborhood market. The
residential building includes variety of ancillary uses and open space, including landscaped
courtyards, private balconies and courtyards, and extensive residential amenities such as a 5th
floor sky deck, a swimming pool and courtyard, indoor amenity areas, a lobby, leasing office,
and mail room.
It is anticipated that the Project will be constructed in a single phase, subject to market
conditions.
Density Bonus Calculations (Government Code Section 65915(f)(2)/Carlsbad Municipal Code
Chapter 21.86)
Base Maximum Density: 35 du/ac
Base Maximum Units: 4.12 ac x 35 = 144.2 or 145 (round up per CMC Section
21.86.040(G))
Affordable Units: 15% of base units; 15% x 145 = 21.8 or 22 VLI affordable units
(50% AMI)
Density Bonus Units: 145 x 50% = 72.5 or 73 density bonus units
Total proposed units: 218 dwelling units (52.9 du/ac)
The Site’s existing commercial buildings and paved areas would be removed in order to develop
the Project, which would consist of 218 multifamily residential units, including 27 units deed
restricted to Very Low-Income (VLI) households, and approximately 13,800 square feet of
June 5, 2024 Item #1 62 of 269
Total proposed units: 218 dwelling units
Inclusionary units: 218 total units x 12.5% (City Council Policy 57 Section 2(c)) = 27
inclusionary units
Parking
Pursuant to AB 2097, due to the Site’s proximity within 0.5 miles to Carlsbad Village Station, a
major transit stop, there is no onsite parking requirement. However, the Project is proposing to
utilize the Density Bonus Parking Standards per Government Code Section 65915(p)(2), which
require a minimum of 0.5 parking spaces per unit.
Waivers Requested
1. Waiver of VBMP FC Supplemental District Standard 2.7.4(G)(1) limiting maximum
building height to 45 feet and 4 stories.
The proposed Project would include building heights up to five stories, with a maximum
building height of 56 feet. However, the fourth and fifth stories of the residential buildings
will include varying setbacks, plane breaks, and articulation to minimize the appearance
of the fifth floor. Imposing a 45 feet and four story height limit would reduce the Project’s
developable floor area and would physically preclude construction of the proposed
project at the density permitted by CMC Chapter 21.86. A waiver of maximum building
height does not result in a specific adverse impact upon public health and safety, the
physical environment, or a listed historical property.
2. Waiver of VBMP Area-Wide Standard 2.6.2(C)(4)(c) to limit architectural features up to
10 feet above maximum building height.
As a result of the use of a Density Bonus waiver to permit an increased building height of
56 feet, an additional waiver is required for the above referenced standard. Imposing the
height limit of architectural features to 10 feet above the maximum building height would
physically preclude the project from having a fifth story and therefore would preclude the
construction of the proposed project at the density permitted by CMC Chapter 21.86. A
waiver of height limits architectural features does not result in a specific adverse impact
upon public health and safety, the physical environment, or a listed historical property
3. Waiver of VBMP Area-Wide Standard 2.6.2(C)(4)(b) to limit roof structures above the
building height maximum: (i) guardrails, roof deck amenities, trellises, parapets up to 42
inches above maximum height and (ii) roof structures specifically for the housing of
elevators and stairways up to 10 feet above maximum height.
To accommodate elevator access to the rooftop parking level, two elevator towers will
require heights up to 14 feet above the maximum building height of 56 feet. All other roof
Inclusionary Housing Requirement (Carlsbad Municipal Code Chapter 21.85)
June 5, 2024 Item #1 63 of 269
reduce the Project’s developable floor area and would physically preclude the
construction of the proposed project at the density permitted by CMC Chapter 21.86. A
waiver of height limits on roof structures does not result in a specific adverse impact
upon public health and safety, the physical environment, or a listed historical property.
4. Waiver of VBMP FC Supplemental District Standard 2.7.4(G)(2)(b) to limit the total
square footage of enclosed fourth floor space not to exceed 80% of the largest floor
space below.
The proposed Project will include up to five stories. The fourth and fifth stories of the
residential building will include varying setbacks and the total enclosed fourth and fifth
floor space of the residential buildings will be less than the floors below. Additionally, the
residential buildings facing Carlsbad Village Drive are set back approximately 150 feet
from the street. Requiring the project to limit its fourth floor area to 80% of the largest
floor below would significantly limit the gross floor area of the project and therefore
reduce the amount of units able to fit within the project and would physically preclude
construction of the proposed Project at the density permitted by CMC Chapter 21.86. A
waiver of the requirement limiting total square footage of the enclosed fourth floor space
does not result in a specific adverse impact upon public health and safety, the physical
environment, or a listed historical property.
5. Waiver of VBMP Area-Wide Standard 2.6.1(A)(3) to require vehicle access be taken
from an alley and limit driveway apron to 20 feet.
The proposed Project will close two of three existing vehicular access points to the Site
along Carlsbad Village Drive. The remaining existing access driveway apron on
Carlsbad Village Drive will be reduced from its existing width of approximately 50 feet to
24 feet and will maintain the existing westbound left turn pocket lane on Carlsbad Village
Drive into the Project. Further, the Project will maintain access from the alley. Requiring
the Project to take all vehicular access from the alley would require additional onsite
circulation, driveways, and fire access roadways and would reduce the buildable
footprint of site and physically preclude construction of the proposed project at the
density permitted by CMC Chapter 21.86. A waiver of the requirement to take all
vehicular access from an alley and limit the driveway apron to 20 feet does not result in
a specific adverse impact upon public health and safety, the physical environment, or a
listed historical property.
top structures will be within 10 feet of the maximum building height. Imposing the 10 foot
height limit on roof structures would eliminate access to the upper floors and thereby
June 5, 2024 Item #1 64 of 269
Community Development Department | 1635 Faraday Ave. | Carlsbad, CA 92008 | www.carlsbadca.gov
Density Bonus IB-112
This bulletin outlines the development allowances
provided under Govt. Code §65915, commonly
referred to as state density bonus law. The bulletin is
only intended to summarize the key provisions of
state law rather than cite them in total. The
document has been updated to include recent state
legislation, including AB 1287, the “middle-income
homes density bonus law,” which became effective
January 1, 2024.
BACKGROUND
State density bonus law allows a developer to
increase density (total number of homes) allowed on
a property above the maximum set under a city’s local land use plan (Carlsbad General Plan) by as
much as 100%. In addition, qualifying applicants can
also receive reductions in required development
standards such as setbacks and height limits when
those standards prevent the applicant from achieving the density allowed under state law. Other tools
include reduced or no parking requirements for
certain project types.
In exchange for these benefits, a certain number of
the new dwelling units within the development
project must be reserved for lower-income
households, seniors, or the other eligible affordable
housing projects.
Pursuant to Government Code §65915(a)(1), each
jurisdiction must adopt an ordinance that specifies
how compliance with density bonus law will be
implemented. Failure to adopt an ordinance does not
relieve the city from complying with state density
bonus law. As such, the city’s adopted ordinance,
Carlsbad Municipal Code §21.86, references state
mandates where appropriate (as opposed to
repeating state code requirements) and focuses more
on the permit processing requirements for density
bonus applications.
ELIGIBILITY
Any housing development that proposes five or more
units and incorporates at least one of the following is
eligible for a density bonus. Note: Accessory Dwelling
Units (ADUs) may be included as part of a single-family
or multi-family development, but ADUs do not count
towards/against the total density allowed under state
density bonus. Refer to info-bulletin IB-111 for more
on ADUs.
•At least 5% of the housing units are restricted to
very low-income residents.
•At least 10% of the housing units are restricted to
low-income residents.
•At least 10% of the units in a for-sale housing
development are restricted for moderate-
income.
•100% of the housing units (other than manager’s
units) are restricted affordable with a maximum
of 20% of the units being moderate.
•At least 10% of the housing units are rent
restricted at the very low-income level for
transitional foster youth, disabled veterans, or
homeless persons.
•At least 20% of the housing units are for low-
income college students in housing dedicated for
full-time students at accredited colleges.
•The project donates at least one acre of land to
the city for very low-income units, and the land
Exhibit 7
June 5, 2024 Item #1 65 of 269
{city of
Carlsbad
Informational Bulletin
Page 2 of 7 IB-112_State Density Bonus Law_Updated: March 2024
has the appropriate permits and approvals and
access to needed public facilities.
•The project is a senior citizen housing
development; in which case, no affordable units
are required.
•The project is a mobile home park that is age-
restricted to senior citizens; in which case, no
affordable units are required.
AFFORDABILITY DURATION
State density bonus law establishes how long an
affordable unit must stay affordable.
•Affordable rental units must be restricted at the
targeted income level group for at least 55 years.
•Affordable for-sale units must be restricted at the
targeted income level group for at least 30 years,
which starts after the initial sale of the affordable
unit. Affordable units may be sold at a market
price to other than targeted households provided
that the sale results in an equity sharing
agreement with the city.
DENSITY BONUS CALCULATIONS
Despite the city’s rounding requirements under CMC
§21.53.230 (Table A), for projects utilizing density
bonus, Government Code §65915(q) requires that
each component of any density calculation resulting in
fractional units shall be separately rounded up to the
next whole number. In other words, all density related
calculations must be rounded up.
Base Density Calculation
Step one in calculating density bonus is to calculate
the project’s base density, which represents the
number of dwelling units allowed under the city’s
General Plan, per acre of property. Calculating base
density under density bonus is no different from how
the city calculates density for standard residential
development projects, with the following exceptions:
•While the city uses developable (or net) acreage
in determining density, density bonus law
requires cities to use gross acreage. This
allowance was clarified in an HCD technical
assistance letter dated July 26, 2023.
•While the city utilizes a “mid-range” density
calculation for determining the allowable number
of units on a property, state law requires that
density bonus be calculated based upon the
maximum density allowed under the city’sGeneral Plan and zoning ordinance for the
subject property.
•Pursuant to SB-330 (Housing Crisis Act of 2019),
the city is prohibited from enforcing housing
caps. As such, the housing caps in the city’s
Growth Management Plan (GMP) cannot be
applied to new housing development projects.
Refer to IB-132 for more information on SB-330
and Reso No. 2021-074 for the city’s suspension
of the GMP cap limits and performance standard
moratorium provisions.
Density Bonus Calculation
Step two in calculating density bonus is to calculate
the project’s density increase, which represents the
number of units allowed in addition to the base
density units. These additional dwelling units are set
per a sliding scale, based upon two primary factors:
•The percentage of units in the project that will be
set aside (reserved) as affordable; and,
•The household income category of those
affordable units (i.e., very low, low, or moderate
income).
For convenience, a Density Bonus Table is included on
page six of the city’s Density Bonus Report (Form
P-1(H)). As you will see from the table, the number of
affordable units (far left column) and the level of
affordability (top row) greatly influence the number of
density bonus units that can be granted.
For example, a project that reserves 10% of its units as affordable for very low-income families is eligible for a
32.5% density bonus, as opposed to a density bonus of
only 20% if those same affordable units were reserved
for low-income families. Refer to info-bulletin IB-137
(Carlsbad’s Housing Plan) for more information on
household income and affordability.
June 5, 2024 Item #1 66 of 269
IB-112_State Density Bonus Law_Updated: March 2024 Page 3 of 7
INCLUSIONARY HOUSING CALCULATIONS
To help provide local affordable housing, the city in
1993 adopted an inclusionary housing ordinance
(§21.85), which established the legal basis for
requiring affordable (inclusionary) housing units in
new residential development in the city.
For more information, refer to info-bulletin IB-157
(Inclusionary Housing Program). While the city’s
inclusionary regulations are separate from density
bonus law, there are a few important provisions in the
city’s inclusionary ordinance that directly affect
density bonus projects, as reflected below.
•The city’s inclusionary requirements apply to all
proposed development projects that include
residential units. This means that projects
subject to the state density bonus law/city’s
density bonus ordinance (§21.86), must also
comply with the city’s inclusionary housingordinance (§21.85).
•Projects proposing seven or more housing units
are required to restrict at least 15% of the total
proposed units for low-income households. The
total proposed units include base density and
density bonus units.
•When calculating inclusionary requirements,
fractional units resulting in less than 0.5 are
rounded down to the next whole number.
•The required affordable inclusionary units satisfy
the required affordable density bonus units.
The city’s application of its inclusionary code is
consistent with AB 2345 and the Department of
Housing & Community Development’s (HCD)
technical assistance letter dated September 2, 2022 to the City of West Hollywood.
THEORETICAL EXAMPLE
Sometimes showing the math helps folks better
understand how density bonus works. The following is
a theoretical example on how these different density
calculations are applied.
SECONDARY DENSITY BONUS
AB 1287 (Alvarez, 2023) amended state density bonus
law by requiring jurisdictions to award an additional
(or second) density bonus for projects that have
allocated a certain amount of affordable housing for
very-low income, low-income, or moderate-income
units, as summarized in the section below.
Minimum Eligibility
The proposed density bonus project must comply with
one of the following affordability requirements to be
eligible for an additional density bonus.
•A minimum of 15% of the base units are reserved
for very low-income households; or
•A minimum of 24% of the base units are reserved
for low-income households; or
•A minimum of 44% of the base units are reserved
for moderate-income households.
A property 1.003 net acres in size has a zoning
designation of R-15 (11.5 to 15 dwelling units per
acre). Under density bonus, this results in a maximum
base density of 15.05 units for this site (1.003 acres
multiplied by 15 units per acre), which rounds up to 16
units.
The applicant proposes that 3 of the 16 units will be
reserved for low-income households. This results in
18.7% of the units that will be reserved as affordable
housing (3 affordable units divided by 16 base density
units), which rounds up to 19%.
Based on the sliding scale found in the Density Bonus
Table in the Density Bonus Report (Form P-1(H)), with
19% of the affordable units reserved for low-income
families, the project’s base density can increase by
33.5% or 5.36 units (16 base density units multiplied by
33.5%), which rounds up to 6 density bonus units for a
total of 22 units for this project.
To satisfy the city’s inclusionary ordinance, a total of
3.3 affordable low-income units are required for this
project (15% inclusionary requirement multiplied by 22
total units), which rounds down to 3 units.
In this example, the 3 affordable low-income units
satisfy the requirements under state density bonus law
as well as the city’s inclusionary housing ordinance.
June 5, 2024 Item #1 67 of 269
Page 4 of 7 IB-112_State Density Bonus Law_Updated: March 2024
Density Increase
Under state law, the city must grant the developer an
additional density bonus if additional units are set
aside for either very low or moderate-income
households. Like traditional density bonus calculations,
the secondary density bonus is also on a sliding scale,
based on the project’s base density.
For reference, the secondary density bonus allowances
have been included in the Density Bonus Table found
on page six of the city’s Density Bonus Report (Form P-
1(H)). To help illustrate how this secondary density
bonus is applied, let us relook at the previous
theoretical example.
It is important to highlight that AB 1287 caps the
affordable set aside at 50%. For projects that allocate
the maximum of moderate-income units (44%), they
would only be eligible to set aside another 6% of very-
low income or moderate-income units to receive an
additional bonus of 23.75% or 22.5%, respectively.
REMOVAL OF EXISTING RENTAL UNITS
Under density bonus law, projects that include the
demolition or removal of affordable rental units are
ineligible for density bonus unless the units are
replaced concurrent with the development of the
project. This provision applies to the following types of
rental units:
• Units subject to recorded restrictions
• Units subject to rent control
• Units occupied by very low- or low-income
households
If household rental income cannot be determined, the
city may assume households are occupied by low-
income households in the same proportion as low-
income renters in the city, consistent with AB 2556.
Additionally, under state law the affordable units
required under density bonus may also be used to
satisfy any replacement unit requirements. This
allowance was clarified in an HCD technical assistance
letter dated December 14, 2023.
DEVELOPMENT STANDARD DEVIATIONS
Traditional development projects must be designed to
comply with city established development standards
and design regulations such as building height
limitations, setback requirements, minimum parking
ratios, and on-site open space directives.
However, under state density bonus law, applicants
can deviate from these development standards when
found that the standards prevent the applicant from
achieving the density allowed under the state law.
There are two types of tools available to applicants:
• Incentives & Concessions
• Waivers
Instead of 3 units, the applicant now proposes
that 5 of the 16 units will be reserved for low-
income households. This results in 31.2% of the
units that will be reserved as affordable housing,
which rounds up to 32%.
With 32% of the affordable units reserved for
low-income households, the project’s base
density can increase by 50% or 8.0 units (16 base
density units multiplied by 50%), for a total of 24
units.
Since more than 24% of the base units are being
reserved for low-income households (31.2%, specifically), this project is eligible for a second
density bonus. In this example, the applicant
proposes to reserve an additional 15% of the
base units for moderate-income households,
which results in 2.4 units (16 base density units
multiplied by 15%) that rounds up to 3 units.
With 15% of the affordable units reserved for
moderate-income households, the project’s base
density can increase by an additional 50% or 8.0
units (16 base density units multiplied by 50%).
As a result, the total project size increases to 32
total units, 8 of which will be restricted
affordable.
June 5, 2024 Item #1 68 of 269
IB-112_State Density Bonus Law_Updated: March 2024 Page 5 of 7
Incentives & Concessions
Incentives and concessions, as defined under state
density bonus law, allow a developer to deviate from
those requirements when modifying such regulations
would provide “identifiable and actual cost
reductions” to provide for affordable housing costs
and rents. This requirement was clarified in the court
decision of Schreiber v. City of Los Angeles (later
codified as part of the passage of AB 1287) and the
sections below reflect the holdings in that case.
Application
A few key considerations regarding the application of
incentives or concessions:
• Under the government code, the terms
“incentives” and “concessions” are used
interchangeably. As such, the city considers them
one in the same (“incentives/concessions”).
• A density bonus project is entitled to
incentives/concessions even without a request
for a density bonus --- if a developer provides the
affordable housing specified under density bonus
law, they are eligible for incentives/concessions.
• The city applies incentives/concessions to the
development standards or design regulations
requiring deviation, not to the individual
situation.
For example, say a project proposes three
separate buildings with each building requiring
an increase in the city’s maximum building
height standard. In this example, the city would
require one incentive/concession for this
deviation, even though the deviation applies to
three separate buildings.
If that same project requires a deviation from
the building height and rear yard setback
standards, the city will require two
incentives/concessions since these are
considered two different development
standards.
• Pursuant to the Schreiber case, which was later
codified as part of the passage of AB 1287, a
developer is not required to provide financial
evidence (i.e., pro forma) documenting that a
requested incentive/concession will result in
actual cost reductions. However, applicants need
to reasonably document “why” the requested
incentive/concession will reduce affordable
housing development costs. As such, the city
requires applicants to provide reasonable
documentation to show that a requested
incentive/concession will result in identifiable
cost reductions to provide for affordable housing
costs or rents.
Number Authorized
The number of incentives/concessions that can be
requested by a developer varies by the amount and
type of affordable units being proposed, as reflected
below.
INCOME % OF AFFORDABLE UNITS1
Very Low 5% 10% 15% 16% ≥80%
Low 10% 17% 24% --- ≥80%
Moderate 10% 20% 30% 45% 20%
Student2 20% --- --- --- ---
Incentives 1 2 3 4 53
1 The % of a project’s affordable units must be at least equal to the listed %.
2 Lower-income student in a dedicated student housing development.
3 To qualify for 5 incentives, a project must reserve at least 80% of the units for lower income households (very low, low, or combination thereof). The
remaining 20% may be reserved for moderate income households. The
applicant shall also receive a height increase of up to three additional stories, or 33 feet.
As noted in footnote #1, when determining the
appropriate number of incentives/concessions, a
project’s percentage of affordable units must be “at
least” equal to the percentages shown in the table
above (§65915(d)(2)). In other words, the percentages
in the table are minimums.
So, in the case of the theoretical example project that
reserved 19% of the units for low-income, the
applicant is eligible to receive two
incentives/concessions. If affordable units are
provided to satisfy the city’s inclusionary housing
obligation above required density bonus affordable
units, the total number of affordable units count
June 5, 2024 Item #1 69 of 269
Page 6 of 7 IB-112_State Density Bonus Law_Updated: March 2024
when determining the number of
incentives/concessions allowed.
Grounds for Denial
Under the Schreiber case, the city must grant a
requested incentive/concession unless it finds, under
a preponderance of evidence, the following:
• The incentive/concession does not result in
identifiable and actual cost reductions to provide
for affordable housing costs or rents.
• Granting the incentive/concession would have a
specific adverse impact on public health or safety
or on property listed on the California historical
register, which cannot be mitigated, or would be
contrary to state or federal law.
Waivers
Density bonus law offers another form of assistance to
developers, separate from concessions/waivers, in the
form of “waivers.” A waiver is a modification or
reduction to established development standards or
design regulations when those requirements
potentially cause the construction of the development
project physically infeasible, if not approved.
Application
A few key considerations regarding waivers.
• Waivers do not count as an incentive/concession
and can be used in concert (combined) with
incentives/concessions.
• The developer must provide sufficient
documentation justifying why the city’s
established development standard(s) or design
regulation(s) physically preclude construction of
the project and why the waiver(s) is necessary.
Sufficient documentation may include a written
explanation of the physical constraints
accompanied with an exhibit showing the site
and developable envelope.
Number Authorized
Unlike concessions/incentives, applicants are
entitled to waive any established development
standards or design regulations that would physically
preclude the development from achieving the
allowances authorized under density bonus law. In
other words, there is no limit in the number of
waivers an applicant can request.
Grounds for Denial
The city is not required to grant or otherwise
authorize a waiver if it finds that the requested
deviation or modification causes a specific adverse
impact on public health or safety and cannot be
mitigated, would have an adverse impact on property
listed on the California historical register, or would
otherwise violate state or federal law.
Like incentives/concessions, the city must include a
showing of substantial evidence when making a
finding of denial on a waiver request.
PARKING ALLOWANCES
Despite the city’s parking requirements under CMC
§21.44, the city may not require more than the
following parking ratios for a density bonus project
(including parking for persons with disabilities):
Unit Type Required Parking
Studio 1 space
One Bedroom 1 space
Two Bedroom 1.5 spaces
Three Bedroom 1.5 spaces
Four Bedroom 2.5 spaces
June 5, 2024 Item #1 70 of 269
IB-112_State Density Bonus Law_Updated: March 2024 Page 7 of 7
State law further limits parking requirements for
specified projects as reflected below.
• 0.5 spaces per unit for projects with at least 11%
very low income, 20% lower income, or 40%
moderate income, when located within ½ mile of
accessible major transit stop, which in the city is
the Carlsbad Village Coaster Station or Poinsettia
Coaster Station.
• No parking spaces are required for projects
meeting the following:
o 100% affordable to lower income residents,
within ½ mile of a major transit stop, which
in the city is the Carlsbad Village Coaster
Station or Poinsettia Coaster Station.
o 100% senior or special needs rental project
affordable to lower income, either with
paratransit service or within ½ mile of an
accessible bus route that operates at least
eight times per day.
o Rental supportive housing development
that is 100% affordable to lower income households.
Parking requirements may be satisfied by providing
individual parking stalls or in tandem, so long as the
stalls are provided onsite.
Requesting these parking standards does not count as
an incentive/concession or waiver; however, an
applicant may request further parking standard
reductions using the incentive/concession or waiver
allowances.
DENSITY BONUS APPLICATIONS
The city’s Density Bonus Ordinance can be found in
CMC §21.86 and applicants should follow the permit
submittal requirements and processes set forth in the
Land Use Review Application (Form P-1).
Pursuant to changes in state density bonus law that
went into effective in 2019, the city developed a
supplemental form outlining the information that
must be submitted for a complete density bonus
application; referred to as the Density Bonus Report
Form P-1(H). This includes project location, property
description, project description, density calculations,
and information on any requested
incentives/concessions or waivers.
Once a development application is determined to be
complete, the city, under state law, will notify the
applicant of the level of density bonus and parking
ratio the development is eligible to receive.
PROJECTS IN THE COASTAL ZONE
When a density bonus project is proposed in the
coastal zone, legislation that went into effect in 2019
attempted to strike a balance between the state goals
of promoting housing and protecting the coast.
Density bonuses, incentives/concessions, waivers, and
parking reductions are to be permitted so that they
are consistent with both density bonus law and the
California Coastal Act. Granting of a density bonus or
an incentive does not require a general plan, zoning, or
local coastal plan amendment.
YOUR OPTIONS FOR SERVICE
To schedule an appointment to submit an application
or to learn more about density bonus, please contact
the Planning Division at 442-339-2600 or via email at
Planning@carlsbadca.gov.
NOTE: State density bonus law is regularly updated
and revised by the state legislature and the city may
not be able to timely update this bulletin to reflect
the most current provisions. Please refer to current
state law (§65915 et seq.).
June 5, 2024 Item #1 71 of 269
Community Development Department | 1635 Faraday Ave. | Carlsbad, CA 92008 | www.carlsbadca.gov
Inclusionary Housing Program
IB-157
When housing prices spiked in the 1990s, many cities
looked for ways to help make housing more affordable.
One such tool that many jurisdictions implemented was
INCLUSIONARY HOUSING REGULATIONS. Under these laws,
developers are required to set aside a certain number of
units within their residential development project and
make them affordable to lower income households.
As part of their inclusionary housing program, many
cities also included provisions that allow developers to
deviate from the strict adherence of the policy, so long
as it is found that the alternative means of compliance
meets the intent of the jurisdiction’s inclusionary
housing policies, and is consistent with the housing
affordability and fair housing choice goals specified in its
long-range housing plan.
This info-bulletin provides an overview of Carlsbad’s
Inclusionary Housing Program and describes how it helps
address affordable housing needs while advancing
equitable development goals consistent with the city’s
adopted Housing Element.
NEED FOR LOCAL INCLUSIONARY HOUSING
The state faces a serious housing problem that not only
threatens its economic security, the lack of access to
affordable housing can have a direct impact upon the
health, safety, diversity, and welfare of Carlsbad
residents. To retain a healthy livable environment and
meet state mandated housing goals, more needs to be
done to accommodate locally available and affordable
housing stock.
To help address this need, the city’s inclusionary housing
ordinance, originally adopted in 1993, established the
legal basis for requiring affordable (inclusionary) housing
units in new residential development in the city. The law
applies to all proposed development projects that
include residential units and requires that a minimum of
15% of the units within a project be affordable to lower-
income households.
Since its implementation, the inclusionary housing
ordinance has proven to be extremely effective. From
1995 to 2020, the city produced 19,026 housing units, of
which roughly 13% were made affordable through this
program. And it is anticipated that the city will generate
over 500 additional affordable units over the next eight-
year period.
HOUSEHOLD INCOME & AFFORDABILITY
We hear this a lot --- How do we make housing more
affordable? The term “affordable housing” can be used
to describe housing that receives some form of
subsidy/restriction that forcibly keeps rents and
mortgages low. It can also mean housing that’s naturally
affordable simply because of market supply and demand.
In order to make a meaningful difference in providing
affordable housing, the solution should not be looked at
as an “either-or” approach between privately produced
housing and subsidized housing…it requires both.
To help understand what qualifies as affordable, the U.S.
Department of Housing and Urban Development (HUD)
establishes income ranges for different household types,
which they have grouped into five “income categories:”
extremely low, very low, low, moderate and above-
moderate household income. The household income for
each of these categories is based on a percentage of the
region’s Area Median Income or AMI.
Carlsbad falls within the San Diego County region, which
has an AMI of $95,100 (2021) per year for a four-person
household. In comparison, the city’s actual median
income is closer to $108,000, but under state law the city
must use the county AMI. To help illustrate, the table
below shows the income levels for a family of four.
Exhibit 8
June 5, 2024 Item #1 72 of 269
{city of
Carlsbad
Informational Bulletin
F
SALE
Page 2 of 6 Inclusionary Housing Program IB-157 (March 2022)
Income Category % of AMI Household Income1,2
Extremely Low <30% <$28,500
Very Low 30 - 50% $28,500 - $47,600
Low 51 - 80% $47,600 - $76,000
Moderate 81 - 120% $77,000 - $114,100
Above Moderate >120%>114,100
1 AMI as of April 2021 was $95,100 for family of four; 2 Figures rounded.
For housing costs to be considered affordable, a family’s
monthly rent/mortgage payment should not exceed 30%
of the gross annual household income of any given
income category. So, a low-income family of four with a
gross annual income of $55,000 should pay no more
than $1,375 per month for housing.
For a rental unit, total housing costs include the monthly
rent payment as well as consideration for a utility
allowance. With for-sale units, total housing costs
include the mortgage payment, homeowner association
dues, property taxes, mortgage insurance and any other
related assessments.
To learn more about HCD and housing, please see our
Info-Bulletin: Carlsbad Housing Plan (IB-137).
INCLUSIONARY HOUSING REQUIREMENTS
The city’s Inclusionary Housing Ordinance (CMC §21.85)
was passed by the City Council in 1993, and established
the legal basis for requiring inclusionary housing in new
residential development in the city. The following
provides a summary of key standards required under the
ordinance for new residential development in the city.
Number of units required
•All residential development projects proposing seven
or more housing units are required to provide at
least 15% of the total units (including density bonus
units) to be restricted for low-income households.
For projects proposing six or fewer units, refer to
Alternative #1 under the “Alternative Means of
Compliance” section of this info-bulletin.
•Inclusionary unit requirements apply to all
residential development projects (rental or for-sale
product), including mixed-use projects.
•When calculating, fractional units ≥0.5 must be
rounded up to the next whole number.
Example: An applicant proposes to satisfy its
inclusionary requirements for a 112-unit residential
development by reserving 15% of the units for low-
income households, or 17 units (112 X 0.15 = 16.8,
rounded up to 17). The remaining 95 units (112 units
minus 17) may be sold at market rate.
Duration units protected
•Inclusionary rental units shall remain restricted and
affordable to the designated income group for not
less than 55 years.
•Inclusionary for-sale units shall remain restricted and
affordable to the designated income group for not
less than 30 years.
Development standards
•Inclusionary units should be located throughout the
development rather than clustered in one area.
•The inclusionary units must be indistinguishable
from the market-rate units in the development, at
least outwardly.
•The inclusionary units must be constructed prior to
or concurrent with development of the market-rate
units, and prior to final building permit approval of
the market-rate units.
•Residents of the inclusionary units must have access
to the same amenities – such as pool, fitness center
and parking – as residents of the market-rate units.
•The inclusionary units must include a similar mix and
number of bedrooms as the market-rate units.
•When ten or more inclusionary units are required, at
least ten percent of those required units must
provide at least three bedrooms.
•To the extent possible, projects using for-sale units to
satisfy inclusionary requirements shall be designed to
be compatible with conventional mortgage financing
programs.
June 5, 2024 Item #1 73 of 269
.. ,---~ ..
Inclusionary Housing Program IB-157 (March 2022) Page 3 of 6
ALTERNATIVE MEANS OF COMPLIANCE
The city understands that various constraints may
frustrate a developer’s ability to meet the strict letter of
the city’s inclusionary housing regulations. As such, the
ordinance allows for the City Council to authorize
“alternative means of compliance” when it is found that
the alternative meets the intent of the city’s Inclusionary
Housing Ordinance (CMC §21.85) and the goals and
policies of the city’s 2021-2029 Housing Element.
Council Policy Statement No. 57 (Policy 57) lists those
alternatives that have been found to meet the intent of
the city inclusionary code and help address its affordable
housing needs. These alternative means of compliance
are summarized in the sections below, but please refer
to Policy 57 for the specific requirements.
Alternative #1: Payment of in-lieu fee
Rather than constructing the inclusionary unit as part of
the development project, applicants proposing ≤six units
may instead pay a fee.
•$8,529 for a new single-family detached home
•$15 per square foot of net building area for each
proposed market-rate unit.
The rates above are effective 2022. Please check the
city’s Fee Schedule for the most current rates.
“Net building area” means the aggregate gross floor area
of all the unrestricted dwelling units within a
development, excluding areas outside the dwelling unit’s
habitable space such as garages, carports, parking areas,
porches, patios, open space, and excluding common
areas such as lobbies, common hallways, stairways,
elevators and equipment spaces.
Collected in-lieu fees are deposited into the city’s
Housing Trust Fund, and applied towards the furthering
of the city’s affordable housing needs pursuant to
Council Policy Statement No. 90 (Policy 90).
Alternative #2: Varying housing affordability
In addition to providing more housing available for low
income families, the city also recognizes a need to
increase housing stock for other targeted and needed
housing affordability levels such as moderate, very low-
and extremely low-income households. As such, so long
as the total average gross income restriction for the
required inclusionary units does not exceed 80% of the
AMI, the makeup of the inclusionary units can be
comprised on any combination of income categories.
Alternative #3: Increases in residential density
While not specific to the city’s inclusionary housing
ordinance, sometimes there is a request from a property
owner to increase their residential density above what is
authorized under the city’s current land use plans. In
exchange for the increased density, the city will require
that any future development on the site meet the
following additional inclusionary housing requirements.
•At least 20% of the total residential units are
restricted for low-income households; or,
•A least 15% of the total residential units are
restricted for low-income households and an
additional 10% are restricted for moderate-income
households; or,
•At least 15% of the total residential units are
restricted for very low-income households.
June 5, 2024 Item #1 74 of 269
Page 4 of 6 Inclusionary Housing Program IB-157 (March 2022)
This has been applied to properties that received an
increase in residential density as part of the 2015
General Plan update and the 2021-29 Housing Element.
Alternative #4: Reduction credit
Residential development (for-sale or rental product) can
reduce its inclusionary housing obligations from 15% to
12.5%, under the following conditions.
• All affordable units must be made available to very
low- or extremely low-income households.
• Affordable units are located on the same site as the
market-rate units.
• No financial assistance from the city is provided.
• Example: “A 78-unit residential development is proposed, which requires that 15% of the units be
reserved for low-income (12 units). If the developer
voluntarily agrees to make inclusionary units available
to very low-income households, then the developer
may receive an incentive reduction credit. Under this scenario, 10 units in a 78-unit development projects
equates to 12.8%, which meets the minimum
inclusionary housing requirement.
Alternative #5: Use of accessory dwelling units
Pursuant to CMC §21.85.070.B, construction of up to 15
accessory dwelling units (ADU) can be used to satisfy
inclusionary housing requirements. Refer to our info-
bulletin on ADUs (IB-111) for additional information. The
standards below provide additional specifications for
when this allowance can be used.
• The project proposes ≥200 residential detached
dwelling units.
• The ADU may be an attached or detached product
type (Junior ADU prohibited) .
• The ADUs shall have an affordability term (≤80% AMI
with rents ≤70% AMI) of at least 30 years.
Notwithstanding the above, for projects proposing ≤six
units, the in-lieu fee may be waived if a detached or
attached ADU or Junior ADU is constructed concurrent
with construction of the market-rate unit, deed
restricted for low-income households for 30-years, and
occupied by income-qualified families.
Alternative #6: Off-site construction
Circumstances may arise in which the public interest
would be better served by allowing some or all of the
required inclusionary units to be developed at an
alternative site. This is referred to as a “Combined
Inclusionary Housing Project” or “Combined Project.” To
qualify, the following requirements must be met.
• The inclusionary calculation requirements shall be
based on the total number of market-rate units to be
provided, as opposed to the total number of
residential units in the project. See example below.
Example: An applicant proposes to satisfy its
inclusionary requirements for a 112-unit project by
building 15% of the units for low-income households
off-site. This leaves 85% of the units for market rate, for
a total residential unit count of 132 units (112 ÷ 0.85 =
131.8, rounded to 132). Using the total residential unit
count, the number of inclusionary units required is 20
(132 X 0.15 = 19.8, rounded to 20).
• The decision-making authority of the permit
application may approve a Combined Project subject
to the following findings.
o The site has not or will not receive a density
increase or density bonus.
o Site conditions make it physically infeasible to
accommodate the inclusionary units on-site.
o Significant price and product type disparities
make it financially infeasible to accommodate
the inclusionary units on-site.
o There is a documented lack of development
capacity to deliver affordable housing on-site.
o The off-site option provides greater financial
feasibility/cost effectiveness than the on-site.
o The off-site option provides better access to
jobs, schools, transit, and services.
o The off-site option supports housing goals and
policies in the city’s Housing Element.
June 5, 2024 Item #1 75 of 269
Inclusionary Housing Program IB-157 (March 2022) Page 5 of 6
Notwithstanding, the City Council shall retain final permit
approval authority, including approval of the Affordable
Housing Agreement, on any Combined Project that
requires financial assistance from the city.
Alternative #7: Inclusionary housing credit bank
For projects that build inclusionary units in excess of
code requirements, and where the city is financially
participating in the project, the city can sell those excess
units in the form of credits to other developers to satisfy
their inclusionary requirement. The proceeds from the
credit sales are deposited into the city’s Housing Trust
Fund and redistributed pursuant to Policy 90.
• Bank Creation. The City Council may approve the
creation of an inclusionary housing credit bank,
subject to the following findings.
o The inclusionary units are in excess of the
minimum number of units required under the
city’s Inclusionary Housing Ordinance; or
o The inclusionary units are part of a 100%
affordable housing project; and
o The inclusionary units are constructed and
received final inspection; and
o The city financially contributed to the
construction of the project.
• Credit Purchase Eligibility. Projects proposing more
than seven, but no more than 50 residential units
are eligible to purchase credits.
• Credit Price. The price for each inclusionary unit
shall be determined by dividing the city’s financial
contribution by the total number excess
inclusionary units, subject to annual CPI
adjustments.
• Credit Bank. Applicants must pay the credit price of
available credits from the oldest established
inclusionary housing bank that is located within the
same city quadrant in which the market-rate units
are located, or if none available, sites which are
contiguous to the quadrant in which the units are
proposed.
• Credit Purchase Ratio – The amount of credits to
be purchased shall be based on the following.
o 7 to 20 units: 1.0 credit/inclusionary unit
o 21 to 35 units: 1.5 credits/inclusionary unit
o 36 to 50 units: 2.0 credits/inclusionary unit
• Credit Purchase Approval. The decision-making
authority of the development project is authorized
to approve credit purchases, so long as the findings
below are met. Should a request to purchase credits
occur after discretionary approval, the Community
Development Director or the Housing & Homeless
Services Director shall have the authority to approve
credits, subject to the same findings.
o The project site is located within the same
Growth Management Plan quadrant that the
housing credit is located, or if nonavailable, sites
which are contiguous (share a common boarder)
with the quadrant in which the units are
proposed.
o Sufficient housing credits available to purchase.
• Credit Price Payment. Payment of credit purchases
shall be due prior to recordation of the final map or
issuance of a building permit, in situations where the
project does not include a subdivision. If the project
entitlements expire, credits will be made available to
another eligible project(s).
June 5, 2024 Item #1 76 of 269
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FOR SALE
Page 6 of 6 Inclusionary Housing Program IB-157 (March 2022)
Alternatives not listed, but may be considered
The City Council may approve other alternatives means
of compliance not listed in Policy 57 when evidence is
provided that the alternative helps achieve relevant
Housing Element policies and goals and assists the city in
meeting its state housing requirements.
As part of the City Council’s consideration, the applicant
must also show why compliance with current
inclusionary housing regulations would be infeasible or
present unreasonable hardship in light of such factors as
project size, site constraints, market competition, price
and product type disparity, available financial subsidies,
and approved alternatives listed in Policy 57.
AFFORDABLE HOUSING AGREEMENTS
An Affordable Housing Agreement (AHA) is a legally
binding agreement between the developer and the city
to ensure that the inclusionary requirements of a
residential development are satisfied. CMC §21.85.140
provides the specific requirements of the AHA, but the
more significant components are listed below.
• A project condition shall be added to projects
subject to the inclusionary ordinance and Policy 57
requiring that an AHA be reviewed, approved, and
recorded prior to Final Map or issuance of building
permits, whichever is first.
• Among other items, the AHA must include the
number of required inclusionary units, the unit sizes,
location, affordability tenure, required findings,
terms and conditions of affordability and unit
production schedule.
• The AHA and all relevant terms and conditions shall
be recorded against the entire development.
• The AHA shall bind all future owners and successors
in interest for the term of years specified therein.
APPROVAL AUTHORITY
The approval authority for the development project
subject to these standards is as follows:
• The decision-making authority for the underlying
permit application(s) shall have the authority to
approve projects found consistent with Policy 57.
• Development projects that propose an alternative
means of compliance that is not specifically provided
for in the CMC or Policy 57 shall be considered by
the Housing Commission for a recommendation to
the City Council.
• Approval authority of the AHA is as follows:
o AHA that are consistent with CMC §21.85 and
Policy 57 and do not request financial assistance
from the city shall first be considered by the
Affordable Housing Policy Team for a
recommendation to the H&HS Director.
o Affordable Housing Agreements that propose a
deviation(s) to Policy 57 or request financial
assistance shall first be considered by the
Affordable Housing Policy Team and Housing
Commission for a recommendation to the City
Council, which has the authority to issue final
approval of the alternative.
YOUR OPTIONS FOR SERVICE
To schedule an appointment or to learn more about this
program, please contact the Planning Division at 442-339-
2600 or via email at Planning@carlsbadca.gov or the
Housing & Homeless Services Department at 442-339-
4721 or via email at Housing@carlsbadca.gov.
June 5, 2024 Item #1 77 of 269
City Council
POLICY STATEMENT
Policy No.
Date Issued
57
3-22-22
Resolution No. 2022-078
Subject: lnclusionary Housing Ordinance-Alternative Means of Compliance
Purpose
Carlsbad Municipal Code (CMC) §21.85.100, of the city's lnclusionary Housing Ordinance, sets
forth the City Council's abHityto make available certain allowances and provisions for
development applications that would result in meeting the city's affordable housing needs. To
assist in achieving this end, the City Council developed this policy to provide alternatives means
of compliance for meeting the city's growing affordable housing needs. The provisions
contained in Policy No. 57 (Off-site and Combined lnclusionary Housing Projects), Policy No. 58
(Sale of Affordable Housing Credits)i and Policy No. 68 (lnclusionary Housing Incentive Credit
Schedule) have been combined into this revis_ed Policy No. 57. Policy Nos. 58 and 68 were then
subsequently rescinded to have a single City Council Policy that administers the inclusionary
housing program.
Background
The city's lnclusionary Housing Ordinance (CMC §21.85) was passed by the City Council in April
1993 and established the legal basis for requiring inclusionary housing in new residential
development in the city. Under the program, all residential developments are required to
. comply with the code, projects with seven or more units are required to restrict 15 percent of
the total number of homes as affordable to lower income households. This obligation is fulfilled
through construction of rental or ownership units, or through other alternative means of
compliance.
Statement of policy
It is the policy of the City Council that the following Alternative Means of Compliance satisfy the
intent and requirements of CMC §21.85, 2021-2029 Housing Element Goals 10-G.2 and 10-G.4,
and Housing Element Policies 10-P.13 and 10-P.35.
1.In-Lieu Fee
Pursuant to CMC §21.85.110, developments proposing a total of six or fewer units may
satisfy their affordable housing obligation through payment of inclusionary housing in-lieu
fees. As an alternative for property owners who are constructing one single-family
residence on a single lot, an Accessory Dwelling Unit (detached or attached) or Junior
Accessory Dwelling Unit may be constructed concurrent with construction of the market
rate unit. The ADU or JADU must be deed restricted for occupancy by income and rent
qualified low-income households for 30-years.
2.lndusionary Affordability Requirement and Credit Adjustment
Exhibit 9
June 5, 2024 Item #1 78 of 269
June 5, 2024 Item #1 79 of 269
City Council Policy Statement
March 22, 2022
Page 2
CMC §21.85.030.B states that not less than 15% of the total units in a residential
development of seven or more units shall be restricted to "lower-income households."
Household income qualification is defined as 80% or below of the area median income for
San Diego County. The affordability is set at the 70% income level for renta I households
and 80% for ownership units. To assist the city in providing housing at varying affordability
levels (e.g., moderate, low-, very-and extremely low-income), developers shall have the
following options for satisfying the inclusionary ordinance:
a. At least 15% of the total units are restricted for low-income households (default
requirement as defined in CMC §21.85.020); or,
b. At least 15% of the total units are restricted at any combination of income
categories (e.g., moderate, low, very low, and/or extremely low-income) as long as
the total average gross income restriction does not exceed 80% of the area median
income for San Diego County as determined annually by the U.S. Department of
Housing and Urban Development (affordable housing levels are defined in CMC
§21.85.020); or,
c. A residential development can receive an incentive credit of 1.2 per inclusionary
unit, thereby reducing the inclusionary housing requirement from 15% to 12.5% 1,
under the following conditions.
1. All affordable units must be made available to very low or extremely low-
income households, or combination thereof.
2. The units are located on the same site as the market-rate units.
3. No financial assistance from the city is required.
3. Use of Accessory Dwelling Units
Pursuant to CMC §21.85.070.B, an applicant may construct up to 15 accessory dwelling
units (ADU) to satisfy their inclusionary requirements. The standards below provide
additional specifications for when this allowance can be used.
a. The project proposes 200 or more residential detached units; and,
b. The ADUs are an attached or detached housing product type; and,
c. The ADU shall have an affordability term (low-income) of at least 30 years; and,
1 Example. An applicant proposes a 78-unit residential development, which requires that 15% of the units be reserved for low-
income (12 inclusionary units). If the above standards are applied, the inclusionary units can be adjusted by 1.2, thereby
reducing the total number of affordable units from 12 to 10 (12 divided by 1.2 equals 10). Under this scenario, 10 units in a 78-
unit development projects equates to 12.8%, which meets the minimum inclusionary housing requirement of 12.5%.
June 5, 2024 Item #1 80 of 269
City Council Policy Statement
March 22, 2022
Page 3
d. The property owner shall be required to income qualify the tenant under 80% of the
area median income for San Diego County and restrict rents to not exceed the
affordable rent for 70% of the area median income for the unit size.
Refer to Section 1 of this policy on the use of an ADU to satisfy inclusionary requirements
on a single lot to be developed with one single-family residence.
4. Combined lnclusionary Housing (Off-Site Compliance)
Circumstances may arise in which the public interest would be better served by allowing
some or all inclusionary units associated with a proposed residential development project
to be produced and operated at an alternate off-site(s) location. This alternative is
described as a "Combined lnclusionary Housing Project" or "Combined Project."
a. lnclusionary Housing Calculation
The inclusionary housing calculation requirement shall be based on 15% of the total
number of market-rate units to be provided on-site and the inclusionary/affordable
units to be provided off-site.2
b. Required Findings
Consistent with CMC §21.85.080.B, the City Council delegates approval authority of
any proposed Combined Projects to the decision-making authority of the proposed
development project so long as the findings below are met. Notwithstanding, the
City Council shall retain final approval authority of the Affordable Housing
Agreement on any Combined Project that requires financial assistance from the city.
The findings below shall be included as part of the Affordable Housing Agreement
decision documents.
1. The site has not or will not receive a density increase or density bonus to
increase the number of total residential units permitted on the master
development site.
2. Site conditions make it physically infeasible to accommodate the inclusionary
units on-site.
3. Significant price and product type disparities make it financially infeasible to
accommodate the indusionary units on-site.
2 Example: An applicant proposes to satisfy its inclusionary requirements for a 112-unit project by building 15% of the total units
for low-income households off-site. If the 112 units are to remain as the total market-rate units on the site, the total number of
residential units needs to be recalculated before calculating the required number of inclusionary units to be provided off-site. If
85% of the total units for market rate are now 112 units then the "total residential unit count" is recalculated and becomes 132
units (112 f-0.85 = 131.8, rounded up to 132). Using the new total residential unit count of 132 units the total number of
indusionary units required for this project becomes 20 units (132 X 0.15 = 19.8, rounded to 20), which results in an off-site
inclusionary housing compliance requirement of 17.9% for this project (20 + 112 = 17 .85%).
June 5, 2024 Item #1 81 of 269
City Council Policy Statement
March 22, 2022
Page 4
4. There is a documented lack of development capacity to deliver affordable
housing on-site.
5. The off-site option provides greater financial feasibility and cost ·effectiveness _
than the on-site alternative.
6. The off-site option provides better access to jobs, schools, transit, and
services.
7. The off-site option supports affordable housing goals and policies as
expressed in the city's Housing Element.
5. lnclusionary Housing Credit Purchase Program
In certain circumstances, it may be in the city's best interest to financially invest in
projects or ventures that further increase the availability and overall number of affordable
housing units in the city. Pursuant to §21.85.090, inclusionary units created which exceed
the final requirement for a project may, subject to City Council approval in the affordable
housing agreement, be utilized by a developer to satisfy other inclusionary requirements
for which it is obligated or market the units to other developers as a combined project
subject to the requirements of Section 21.85.080.
a. Affordable Housing Credit Bank-Establishment
1. Bank Establishment
Consistent with §21.85.090, this policy authorizes the establishment of an
affordable housing credit bank where affordable units that are constructed in
excess of inclusionary requirements can be purchased from the city by
qualifying developers to satisfy their re·spective _incl usionary housing
requirements. The City Council shall approve the creation of an affordable
housing credit bank, subject to the following findings.
i. The affordable units intended for purchase are in excess of the
minimum number of units required under the city's lnclusionary
Housing Ordinance; or
ii. The affordable units intended for purchase a re part of a 100% affordable
housing project; and
iii. The affordable excess units are constructed and received final
inspection; and
iv. The city financially contributed to the construction of the affordable
housing project that the affordable excess units are a part.
This policy does not authorize a developer to sell excess affordable units that
June 5, 2024 Item #1 82 of 269
City Council Policy Statement
March 22, 2022
Page 5
are constructed without city financial assistance. However, developers may
pursue approval for such an action, consistent with CMC §21.85.090 and
Section 6 of this policy.
2. Credit Pricing
The price for each unit (credit) shall be determined by dividing the "local
financial contribution" by the total number of affordable units that are in
excess of inclusionary requirements. The local (city's) financial contribution
shall consist of all city financial assistance . provided to the project (e.g.,
loans, expenditures, hard/soft costs, and accrued interest). The credit price
shall be adjusted annually by the Consumer Price Index (CPI) and set by the
City Council as part of their annual approval of the Master Fee Schedule.
b. Affordable Housing Credit Bank -Administration
1. Project Eligibility
Projects proposing more than seven, but no more than 50 residential units
are eligible to purchase affordable housing credits to satisfy their
inclusionary housing requirements. Projects greater than 50 residential
units may pursue approval of eligibility to purchase affordable housing
credits consistent with CMC §21.85.070 and Section 6 of this policy.
2. Credit Purchase Ratio
The amount of credits to be purchased shall be based on the following
scale.
i. 7 to 20 units -1.0 credit for each required inclusionary unit
ii. 21 to 35 units -1.5 credits for each required inclusionary unit
iii. 36 to 50 units -2.0 credits for each required inclusionary unit
3. Credit Purchase Findings
Authority to approve a credit purchase from an established affordable
housing credit bank shall be given to the decision-making authority of the
proposed development perm it, so long as the findings below are met. Shou Id
a request to purchase credits occur after discretionary approval, the
Community Development Director and the Housing & Homeless Services
Director shall have the authority to approve credits, subject to the findings
below. If the findings can be made, the Community Development Director, or
designee shall determine via a substantial compliance determination that the
credit purchase satisfies the project condition to construct the inclusionary
unit, without the need to process an amendment to the permit.
June 5, 2024 Item #1 83 of 269
City Council Policy Statement
March 22, 2022
Page 6
i. The affordable housing credit bank project site is located in the same
city quadrant in which the market-rate units are located, or is
contiguous to the quadrant in which the market-rate units are
proposed; and,
ii. There are sufficient housing credits available to purchase.
4. Proximity to Bank
CMC §21.85.080 states that the credit purchase must be from an affordable
housing credit bank that is within the same city quadrant, or contiguous
quadrant in which the proposed market-rate units are proposed. This policy
shall clarify that "contiguous" includes quadrants that share a common border
(e.g., the northeast and southwest quadrants are considered contiguous to
the northwest quadrant because they share a common border).
5. Credit Payment
Considering how credit pricing is established (Section 5.a.2), it is
anticipated that the credit purchase price will vary. As such, applicants must
pay the credit price of available credits from the oldest affordable housing
credit bank project that is located within the same city quadrant in which the
market-rate units are located, or is contiguous to the quadrant in which the
market-rate units are proposed. Funds from housing credit deposits/purchases
shall be deposited to the Housing Trust Fund.
i. Payment of housing credit purchases shall be due prior to recordation
of the final map or issuance of a building permit, in situations where
the project does not include a subdivision.
ii. Payments shall be deposited to the Housing Trust Fund pursuant to
Council Policy No. 90.
iii. If the project entitlements or above-mentioned due dates expire, the
credits will be made available to another project{s), subject to this
process.
6. Other Alternative Means of Compliance not Specified
The City Council may approve, pursuant to CMC §21.85.070, alternatives that are not
authorized by this policy where the proposed alternative supports specific housing
element policies and goals and assists the city in meeting its state housing requirements.
Alternatives may include, but are not limited to, acquisition and rehabilitation of
affordable units, conversion of existing market-rate units to affordable units, construction
of special needs housing projects or programs (e.g., shelters, transitional housing}, the
June 5, 2024 Item #1 84 of 269
City Council Policy Statement
March 22, 2022
Page 7
construction of accessory dwelling units, or the purchase of housing credits for projects
greater than 50 residential units.
7. Approval Authority
Approval authority for development projects subject to this policy is as follows:
a. The decision-making authority for the underlying permit application(s) shall have the
authority to consider and approve projects found consistent with this policy; this
includes consideration and approval ofthe findings for Combined lnclusionary
Housing Projects (Section 5.b.3).
b. Development projects that propose an alternative means of compliance that is not
consistent with this policy shall be considered by the City Council, after review and
recommendation of the Affordable Housing Policy Team and the Housing
Commission.
c. A project condition shall be added to all projects subject to this policy requiring that
an Affordable Housing Agreement, consistent with §21.85.140, be reviewed,
approved, and recorded prior to Final Map or issuance of building permits,
whichever comes first. Approval authority ofthe Affordable Housing Agreement is as
follows:
1. Affordable Housing Agreements that are consistent with §21.85 and this policy
and do not request financial assistance from the city shall be considered for
approval by the Housing and Homeless Services Director, after review and
recommendation of the Affordable Housing Policy Team.
2. Affordable Housing Agreements that propose a deviation(s) to this policy or
include a request for financial assistance shall be considered by the City Council,
after review and recommendation of the Affordable Housing Policy Team and
the Housing Commission.
Related Policy
a. Policy No. 90
CARLSBAD VILLAGE MIXED USE (SDP 2023-0014)
ENHANCED STAKEHOLDER OUTREACH REPORT
August 10, 2023
City of Carlsbad
Planning Division
1635 Faraday Avenue
Carlsbad, CA 90028
ATTN: Jason Goff
SUBJECT: Enhanced Stakeholder Outreach Report for Carlsbad Village Mixed Use – 945-1065
Carlsbad Village Drive – Project No. SDP 2023-0014
GRT Carlsbad Village, LLC conducted an Enhanced Stakeholder Outreach Program for Carlsbad Village
Mixed Use (SDP 2023-0014) in accordance with Carlsbad Council Policy No. 84, Development Project
Public Involvement Policy.
REQUIREMENTS
Applicants of certain types of larger development projects must conduct an Enhanced Stakeholder
Outreach Program following submittal of project applications to the city, as outlined in the Guidance on
Development Project Involvement (P-21) document written by the City of Carlsbad (City). The proposed
project meets the following requirement as a project that must engage in Enhanced Stakeholder
Outreach: Residential Development consisting of 50 or more residential lots or residential units.
The City recognizes that a one-size-fits-all approach doesn’t work for all projects and gives applicants
options for how to engage stakeholders in a discussion on their projects. The Carlsbad Village Mixed Use
project conducted the following outreach option provided by the City to engage the community on the
project: A project website that enables the public to learn about the project and understand how to
provide input.
PROJECT WEBSITE
The project entitlement application was submitted to the City on May 17, 2023 and a project website
was created following the requirements in the form P-21 guidance.
In accordance with City Council Policy No. 84, a Notice of Project Application (Appendix A) was mailed to
132 property owners within 600 feet of the project site on June 15, 2023. The mailed notice included a
URL to the project website (www.carlsbadvillagemixeduse.com) for those interested in learning more
about the project and/or providing feedback.
The website includes information about the project, conceptual project images, and a fillable form to
provide feedback (Exhibit 1). On the website landing page, there are several direct links that lead users
to the feedback form (Exhibit 2).
As of August 10, 2023, seven (7) comments have been received from members of the public. These
comments are included in Appendix B. The general nature of the comments focused on the project’s
height.
Exhibit 10
June 5, 2024 Item #1 85 of 269
The project website will continue to remain active and allow stakeholders to visit and/or provide
feedback throughout the approval process.
SUMMARY/CONCLUSION
While community outreach efforts for the project will continue throughout the application and approval
process, the Applicant has demonstrated compliance with both Part A and Part B of City Council Policy
No. 84. If you have any questions or need additional information, please do not hesitate to contact me at
the contact information below.
Regards,
Jonathan Frankel – Applicant’s Representative
Atlantis Group
2488 Historic Decatur Road, Suite 220
San Diego, CA 92106
925-708-3638
June 5, 2024 Item #1 86 of 269
EXHIBIT 1 – PROJECT WEBSITE FEEDBACK FORM
EXHIBIT 2 – PROJECT WEBSITE LANDING PAGE
June 5, 2024 Item #1 87 of 269
PLEASE PROVIDE YOUR COMMENTS AND INFO SO WE CAN KEEP YOU UPDATED ON THE PROJECT.
We can also be reached at
info@lcarlsbadvillagcmixcdusc.com.
FIRST NAME(REQUIREO}
LAST NAME(REQUIREO}
EMAIL(REQUIREO}
PHONE(REQUIREO}
ADDRESS(REQUIREDJ
CITY(REQUIREO)
STATE(REQUIREO)
ZIP(REQUIREO)
COMMENTS(REQUI REO}
CARLSBAD VILLAGE MIXED USE
Home Overv,r,,., Images I Prov,de Feedback I
rl<bad V,llage Moxed Use ,s a sustainable, trans,t-onented moxed use proJect that will bnng a d,verse m,x of uses to an ag,ng Site and prov,de affo,dable housir
local retail amen1 -hborhood market
Share your Thoughts>
APPENDIX A
NOTICE OF PROJECT APPLICATION
June 5, 2024 Item #1 88 of 269
NOTICE OF PROJECT APPLICATION
GRT CARLSBAD VILLAGE LLC
June 13, 2023
SUBJECT: Notice of Project Application: SDP 2023-0014 – Carlsbad Village Mixed Use
Dear Neighbors and Interested Stakeholders:
Per City Council Policy No. 84, this is to inform you that GRT CARLSBAD VILLAGE, LLC has
submitted the following development application to the City of Carlsbad:
PROJECT NUMBER: SDP 2023-0014
PROJECT NAME: Carlsbad Village Mixed Use
PROJECT ADDRESS: 945-1065 Carlsbad Village Drive
ASSESSOR PARCEL NO: 203-320-53, -54, -55 and -56
DATE OF APPLICATION: May 17, 2023
PROJECT DESCRIPTION: Site Development Plan to redevelop an existing shopping center and
construct a 218-unit mixed use project with 13,800 square feet of neighborhood serving retail on a
4.12-acre site. The project will include 22 very-low-income affordable units. The retail component
will be contained in two one-story buildings and the residential component in two five-story
buildings. The project will include approximately 350 parking spaces at-grade and in a parking
structure, as well as open space and landscaped areas. See attached site plan and elevations.
APPLICANT CONTACT: Jonathan Frankel
Atlantis Group
2488 Historic Decatur Road
San Diego, CA 92106
619-796-2205
jfrankel@atlantissd.com
CITY PROJECT PLANNER: Jason Goff, Senior Planner
Jason.Goff@carlsbadca.gov
If you would like more information or would like to provide input on the project, please do not hesitate
to contact me at the email address above. The project is currently under review by the City and your
input is welcome. You can also provide your feedback by visiting www.carlsbadvillagemixeduse.com.
A decision to approve or deny this application will be made by the City at a future public hearing and
you will be notified of the hearing in advance.
Sincerely,
Jonathan Frankel
Atlantis Group
Attachment: Site Plan and Building Elevations
June 5, 2024 Item #1 89 of 269
View from Carlsbad Village Drive, looking south.
View from internal drive aisle, looking east.
SITE PLAN AND BUILDING ELEVATIONS
Site Plan.
June 5, 2024 Item #1 90 of 269
CARLSBAD VILLAGE DRIVE -------.
~.\_(_ -
PROPOOED
~ I IIEllllBf1W. --IITTIIJClUE
I [
I
I ~, ,
• ~ "'
L...J - -__J --
OAK AVENUE
I
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5FWY
CERTIFICATIONS
EQUALIZED ASSESSMENT INFORMATION
NOTICE OF PROJECT APPLICATION MAILING
AND SIGN POSTING
I certify ALL of the following:
The radius map and property owners list utilized for the Notice of Project Application
represent the latest information from the County Assessor’s Equalized Assessment Roll.
The “Notice of Project Application” was mailed on _________________(DATE) to property
owners within a 600-foot radius of the subject property, affected property/homeowner’s
association(s) (if any), those notified for Part B Stakeholder Outreach if the Notices were
combined, and, if in the Coastal Zone, occupants within a 100-foot radius of the subject
property. A complete copy of the mailed notice (and included exhibits, if any), radius map
and mailing lists are attached to this certification.
The “Notice of Project Application” sign has been posted at a conspicuous location on the site
on ___________________(DATE). A photograph of the posted sign is attached.
SIGNATURE:
PRINT NAME:
PROJECT NAME:
PROJECT NUMBER:
LOCATION:
RETURN TO:
(Project Planner)
CITY OF CARLSBAD
PLANNING DIVISION 1635 Faraday Avenue Carlsbad, CA 92008-7314
_____ Initial
_____ Initial
_____ Initial
Carlsbad Village Mixed Use (CVMU)
SDP 2023-0014
945-1065 Carlsbad Village Drive
Jason Goff
June 15, 2023
June 15, 2023
Jonathan Frankel
Carlsbad CA 90028
June 5, 2024 Item #1 91 of 269
June 5, 2024 Item #1 92 of 269
Certified Property Owner's
Affidavit
Hereby certify that the attached list contains the names and addresses of all persons to whom all property is
assessed as they appear on the latest available assess ent roll of the county within the area described on the
attached application and for all properties within ~ feet from the exterior boundaries of the
property described on the at
2
tach
0
ed a~~ication, as of--c7'--+H::;aao".f------.µ--· z._
Subject Parcel number ---=--;> __ ] ___ ?o-""'-_ _____.L._L------,,-~£...,-----""~~__,,_...L)_l7,.___,.._~~"----u-------,L---
l certify under penalty of perjury the forgoing is true and correct to the best of my knowledge.
June 5, 2024 Item #1 93 of 269
APN NAME ADDRESS CITY STATE ZIP
1 203-320-53 G R T CARLSBAD VILLAGE LLC 2001 WILSHIRE BLVD #420 SANTA MONICA CA 90403
1 203-320-54 G R T CARLSBAD VILLAGE LLC 2001 WILSHIRE BLVD #420 SANTA MONICA CA 90403
1 203-320-55 G R T CARLSBAD VILLAGE LLC 2001 WILSHIRE BLVD #420 SANTA MONICA CA 90403
1 203-320-56 G R T CARLSBAD VILLAGE LLC 2001 WILSHIRE BLVD #420 SANTA MONICA CA 90403
2 156-180-15 ARDIS ZANDER/SHICK FAMILY TRUST 5230 LAS VIRGENES RD #200 CALABASAS CA 91302
3 156-180-26 ARDIS ZANDER/SHICK FAMILY TRUST 5413 FAIRGREEN WAY BONSALL CA 92003
4 156-180-28 ARDIS ZANDER/SHICK FAMILY TRUST 5230 LAS VIRGENES RD #200 CALABASAS CA 91302
5 156-180-30 ARDIS ZANDER/SHICK FAMILY TRUST 5230 LAS VIRGENES RD #200 CALABASAS CA 91302
6 156-180-41 CITY OF CARLSBAD 1200 CARLSBAD VILLAGE DR CARLSBAD CA 92008
7 156-180-42 ANEWALT FAMILY TRUST 01-21-04 11835 SPRINGSIDE RD SAN DIEGO CA 92128
8 156-180-43 LYONS REVOCABLE FAMILY TRUST 02-04-90 7515 MIRAMAR AVE LA JOLLA CA 92037
9 156-180-44 GOLABATON L L C P O BOX 911005 SAN DIEGO CA 92191
10 156-180-45 PHOENIX RETAIL PARTNERS LLC 10721 TREENA ST #200 SAN DIEGO CA 92131
11 156-180-46 CITY OF CARLSBAD 1200 CARLSBAD VILLAGE DR CARLSBAD CA 92008
12 203-130-20 E S A P PORTFOLIO LLC POB 49550 PROP TAX CHARLOTTE NC 28277
13 203-130-22 A B 3 LLC 20 W 64TH ST #9V NEW YORK NY 10023
14 203-130-23 RODRIQUEZ FAMILY TRUST 1010 GRAND AVE CARLSBAD CA 92008
15 203-130-24 JACK B MILLS 3110 AZAHAR ST CARLSBAD CA 92009
16 203-130-27 AMAPOLO L L C 3117 WILDFLOWER SMT ENCINITAS CA 92024
17 203-130-34 E S A P PORTFOLIO LLC POB 49550 PROP TAX CHARLOTTE NC 28277
18 203-202-13 CHOSEN WISE PROPERTIES LLC 3144 EL CAMINO REAL #104 CARLSBAD CA 92008
19 203-202-18-01 HEKMAT FAMILY TRUST 02-24-06 17234 SILVER GUM WAY SAN DIEGO CA 92127
20 203-202-18-02 UCKER FAMILY LIVING TRUST 11-01-02 800 GRAND AVE #102 CARLSBAD CA 92008
21 203-202-18-03 HAVILUK BARBARA D REVOCABLE LIVING TRUST 11-26-84 800 GRAND AVE #103 CARLSBAD CA 92008
22 203-202-18-04 KROENER REVOCABLE TRUST 11-30-83 2516 MONTGOMERY AVE CARDIFF CA 92007
23 203-202-18-05 MICHAEL & DAWN B OBRIEN 800 GRAND AVE #105 CARLSBAD CA 92008
24 203-202-18-06 BURNETT JAMES D & KIMBERLY REVOCABLE TRUST 02-06-06 208 GIBSON PT SOLANA BEACH CA 92075
25 203-202-18-07 SAFFO DR & MRS KARL S TRUST 09-14-20 800 GRAND AVE #107 CARLSBAD CA 92008
26 203-202-18-08 BROSNAN JAMES J & PAMELA A BROSNAN TRUST 03-03-20 800 GRAND AVE #108 CARLSBAD CA 92008
27 203-202-18-09 GARCIA-ROSS FAITH M 2019 TRUST 05-20-19 800 GRAND AVE #109 CARLSBAD CA 92008
28 203-202-18-10 LOPEZ-PANAMA MIGUEL A & LOPEZ MARIVIC T 2308 MENDOTA WAY ROSEVILLE CA 95747
29 203-202-18-11 JOHNSON LISA K FAMILY TRUST 01-10-03 3306 E KACHINA DR PHOENIX AZ 85044
30 203-202-18-12 BUCKMASTER CHAD & AMANDA FAMILY TRUST 02-01-12 3119 CIRCA DE TIERRA ENCINITAS CA 92024
31 203-202-18-13 DAVID R WILLIAMS 5041 N CAMINO SUMO TUCSON AZ 85718
32 203-202-18-14 MELANIE MAURO 800 GRAND AVE #203 CARLSBAD CA 92008
33 203-202-18-15 REED CALVIN L & LINDA E REVOCABLE LIVING SURVIVORS 800 GRAND AVE #204 CARLSBAD CA 92008
June 5, 2024 Item #1 94 of 269
34 203-202-18-16 MAKATURA FAMILY TRUST 10-25-01 2052 KIRKLAND CIR THOUSAND OAKS CA 91360
35 203-202-18-17 BERGAMASCHI RICHARD J & MARCHELE A FAMILY TRUST 800 GRAND AVE #206 CARLSBAD CA 92008
36 203-202-18-18 THUM FAMILY TRUST 07-18-12 800 GRAND AVE #207 CARLSBAD CA 92008
37 203-202-18-19 JOSEPH S & JOYCE M QUINCE 800 GRAND AVE #208 SAN DIEGO CA 92109
38 203-202-18-20 BUBB FAMILY 2012 TRUST 04-23-12 800 GRAND AVE #209 CARLSBAD CA 92008
39 203-202-18-21 SUSAN M BERGER 22506 SE 45TH LN ISSAQUAH WA 98029
40 203-202-18-22 ZARNOW FAMILY TRUST 02-14-03 800 GRAND AVE #211 CARLSBAD CA 92008
41 203-202-18-23 MARK A & JULIA G BUTCHKO 7534 SEDGE MEADOW DR INDIANAPOLIS IN 46278
42 203-202-18-24 HAVER FAMILY 2011 TRUST 05-18-11 16520 SENTERRA DR DELRAY BEACH FL 33484
43 203-202-18-25 STIDMAN VALERIE H REVOCABLE TRUST 07-25-16 6504 CHEROKEE TRL MINNEAPOLIS MN 55439
44 203-202-18-26 JAN E & MARGARETA JANSSON 800 GRAND AVE #304 CARLSBAD CA 92008
45 203-202-18-27 STADNICK FAMILY TRUST 07-03-00 27684 N 71ST WAY SCOTTSDALE AZ 85266
46 203-202-18-28 KING TRUST 12-22-10 61341 TRIPLE KNOT RD BEND OR 97702
47 203-202-18-29 HERBERT LEE & BEVERLY ANN JONES 800 GRAND AVE #307 CARLSBAD CA 92008
48 203-202-18-30 WARWICK S & NOLA M FORD 142 W END AVE #26N NEW YORK NY 10023
49 203-202-18-31 SHEW STEVEN & TIFFANY FAMILY TRUST 04-04-20 800 GRAND AVE #309 CARLSBAD CA 92008
50 203-202-18-32 GABRIELE COURT LLC 328 VISTA VILLAGE DR #D VISTA CA 92083
51 203-202-18-33 WILSON CORY A & SUSAN J TRUST 12-06-18 1330 LONG LAKE RD FLORENCE WI 54121
52 203-202-20 CARLYLE RESIDENCES COMMUNITY ASSN 5075 SHOREHAM PL #280 SAN DIEGO CA 92122
53 203-320-02 CARLSBAD VILLAGE II LLC 3444 CAMINO DEL RIO N #202 SAN DIEGO CA 92108
54 203-320-20 CARLSBAD VILLAGE II LLC 3444 CAMINO DEL RIO N #202 SAN DIEGO CA 92108
55 203-320-27 ALLAHYARI FAMILY TRUST 07-17-02 19 TIERRA VISTA LAGUNA HILLS CA 92653
56 203-320-31 ALLAHYARI FAMILY TRUST 07-17-02 3008 EMINENCIA DEL SUR SAN CLEMENTE CA 92673
57 203-320-39 DENNYS INC P O BOX 260888 PLANO TX 75026
58 203-320-40 CARLSBAD VILLAGE II LLC 6700 TOWER CIR #1000 FRANKLIN TN 37067
59 203-320-41 CARLSBAD VILLAGE II LLC 6700 TOWER CIR #1000 FRANKLIN TN 37067
60 203-320-48 CARLSBAD VILLAGE II LLC 5120 SHOREHAM PL #150 SAN DIEGO CA 92122
61 203-320-49 CARLSBAD VILLAGE LLC 3444 CAMINO DEL RIO N #202 SAN DIEGO CA 92108
62 203-320-50 G6 HOSPITALITY PROPERTY LLC 3444 CAMINO DEL RIO N #200 SAN DIEGO CA 92108
63 203-320-51 CARLSBAD VILLAGE II LLC 5120 SHOREHAM PL #150 SAN DIEGO CA 92122
64 203-320-52 G6 HOSPITALITY PROPERTY LLC 3444 CAMINO DEL RIO N #200 SAN DIEGO CA 92108
65 203-352-02 CAVALEA 2023 TRUST 3640 FELIZ CREEK RD HOPLAND CA 95449
66 203-352-03 CAVALEA 2023 TRUST 3640 FELIZ CREEK RD HOPLAND CA 95449
67 203-352-04 CAVALEA 2023 TRUST 3640 FELIZ CREEK RD HOPLAND CA 95449
68 203-352-11 3095 HARDING L L C 10951 SORRENTO VALLEY RD #2A SAN DIEGO CA 92121
69 203-352-12 CITY OF CARLSBAD 1200 CARLSBAD VILLAGE DR CARLSBAD CA 92008
70 203-352-13 GASTELUM FAMILY SURVIVORS TRUST 11-16-94 323 HILL DR VISTA CA 92083
June 5, 2024 Item #1 95 of 269
71 203-352-14 ZMACK LLC 1868 CREST DR ENCINITAS CA 92024
72 203-352-15 EZRA MINISTRIES INC 825 CARLSBAD VILLAGE DR CARLSBAD CA 92008
73 203-352-18 EZRA MINISTRIES INC <DBA MISSION CHURCH>825 CARLSBAD VILLAGE DR CARLSBAD CA 92008
74 203-352-19 P G P CARLSBAD SENIORS LTD 10951 SORRENTO VALLEY RD #2A SAN DIEGO CA 92121
75 203-353-04 BUCCHARE ERIC T & TRACY L TRUST 03-22-12 275 VILLAGE RUN W ENCINITAS CA 92024
76 203-353-05 CITY OF CARLSBAD 1200 CARLSBAD VILLAGE DR CARLSBAD CA 92008
77 203-353-06 CITY OF CARLSBAD 1200 CARLSBAD VILLAGE DR CARLSBAD CA 92008
78 203-353-07 CITY OF CARLSBAD 1200 CARLSBAD VILLAGE DR CARLSBAD CA 92008
79 203-353-09 JACK IN THE BOX INC/PACIFIC COAST INVESTMENTS GP P O BOX 7099 NEWPORT BEACH CA 92658
80 203-354-01 KENNETH J DAVIES/GEORGE W MERKLE 1576 PRIMERA ST LEMON GROVE CA 91945
81 203-354-05 3740 LP P O BOX 33628 SAN DIEGO CA 92163
82 203-354-07 GRAND & HARDING LLC P O BOX 3277 BEVERLY HILLS CA 90212
83 203-354-08 SCANLON FAMILY TRUST 05-16-16 3410 CAMINO ALEGRE CARLSBAD CA 92009
84 203-354-13 ORANGE LAND HOLDINGS LLC 264 PACIFIC AVE SOLANA BEACH CA 92075
85 203-354-15 BANK OF CALIFORNIA P O BOX 12734 LA JOLLA CA 92039
86 203-354-16 HELIX REAL ESTATE INVESTMENT TRUST P O BOX 15453 SAN DIEGO CA 92175
87 203-354-19 UEBER HAUN I LLC/GRANT HOLDINGS LLC 43650 LA CRUZ DR TEMECULA CA 92590
88 203-355-01 STARDUST HOMES L L C P O BOX 2100 COLTON CA 92324
89 203-355-02 JACKSON FAMILY TRUST 09-14-05 2504 MANCHESTER AVE CARDIFF CA 92007
90 203-355-03 JACKSON FAMILY TRUST 09-14-05 2504 MANCHESTER AVE CARDIFF CA 92007
91 203-355-04 2952 HARDING LLC 4899 CASALS PL SAN DIEGO CA 92124
92 203-355-05 G & M GAPCO LLC 16868 A LN HUNTINGTN BCH CA 92647
93 204-032-01 HATTER LARRY W & CATHLEEN E 1986 TRUST 5315 AVENIDA ENCINAS #130 CARLSBAD CA 92008
94 204-032-10 DARCUIEL FAMILY TRUST 04-15-15 601 E PALOMAR ST #C-243 CHULA VISTA CA 91911
95 204-032-12 CARLSBAD COMMUNITY CHURCH 3175 HARDING ST CARLSBAD CA 92008
96 204-100-06 CITY OF CARLSBAD 1200 CARLSBAD VILLAGE DR CARLSBAD CA 92008
97 204-110-01 MARY J JONES/JEANNE M STAMPER 1727 FIDDLERS RIDGE DR FLEMING ISLAND FL 32003
98 204-110-02 MARY J JONES/JEANNE M STAMPER 1727 FIDDLERS RIDGE DR FLEMING ISLAND FL 32003
99 204-110-32 COLLEEN Y MATSUBARA 983 PINE AVE CARLSBAD CA 92008
100 204-110-33 KATZ FAMILY LIMITED PARTNERSHIP 3302 NW PANORAMA DR BEND OR 97703
101 204-110-37 ROOSTER HOUSE LIMITED PARTNERSHIP 5252 BALBOA AVE #605 SAN DIEGO CA 92117
102 204-111-01 LEONE LAEL TRUST 08-15-22 985 OAK AVE CARLSBAD CA 92008
103 204-111-02 CITY OF CARLSBAD 1200 CARLSBAD VILLAGE DR CARLSBAD CA 92008
104 204-111-03 OAK 51 APARTMENTS LLC 14336 OLDE HIGHWAY 80 EL CAJON CA 92021
105 204-111-04 OAK 47 APARTMENTS LLC P O BOX 21010 EL CAJON CA 92021
106 204-111-05 OAK 47 APARTMENTS LLC P O BOX 21010 EL CAJON CA 92021
107 204-111-06 RACHEL 2015 TRUST 04-02-15 931 OAK AVE CARLSBAD CA 92008
June 5, 2024 Item #1 96 of 269
108 204-111-09 STERNBERG TANYA 1998 TRUST 3156 HARDING ST CARLSBAD CA 92008
109 204-111-10 MARKS 2004 FAMILY TRUST 10-31-04 3166 HARDING ST CARLSBAD CA 92008
110 204-111-11 SMERUD FAMILY TRUST 03-27-97 928 PINE AVE CARLSBAD CA 92008
111 204-111-12 SMERUD FAMILY TRUST 03-27-97 1099 BUENA VISTA WAY CARLSBAD CA 92008
112 204-111-13 SCHICK LUAN TRUST 11-30-99 938 PINE AVE CARLSBAD CA 92008
113 204-111-14 INTERLAGOS INVESTMENTS L L C 7424 CIRCULO SEQUOIA CARLSBAD CA 92009
114 204-111-15 SEIDERMAN BRIAN & JOYCE TRUST 04-21-00 1415 FOREST AVE CARLSBAD CA 92008
115 204-111-16 ANDY H ANSON 982 PINE AVE CARLSBAD CA 92008
116 204-111-17 996 PINE AVE LLC P O BOX 624 SOLANA BEACH CA 92075
117 204-111-18 DOKKEN MARY T LIVING TRUST 03-08-99/DIANA DOKKEN 1022 PINE AVE CARLSBAD CA 92008
118 204-111-19 DOKKEN MARY T LIVING TRUST 03-08-99/RICHARD & BARBARA BOOTH 1022 PINE AVE CARLSBAD CA 92008
119 204-111-20 CARLSBAD COMMUNITY CHURCH 3175 HARDING ST CARLSBAD CA 92008
120 205-020-26 DONALD L KING 1155 OAK AVE CARLSBAD CA 92008
121 205-020-27 SCHNEIDER FAMILY TRUST 03-20-19 P O BOX 891 CARLSBAD CA 92018
122 205-020-29 MAST POKEY FAMILY TRUST 1095 OAK AVE CARLSBAD CA 92008
123 205-020-30 N & G LLC 7848 PRAIRIE SHADOW RD SAN DIEGO CA 92126
124 205-020-31 ST JOHN FAMILY TRUST 11-01-11 3657 MONROE ST CARLSBAD CA 92008
125 205-020-32 SCANLON FAMILY TRUST 05-16-16 3410 CAMINO ALEGRE CARLSBAD CA 92009
126 205-020-33 MARIANO HERNANDEZ 1325 HIGGINS ST OCEANSIDE CA 92058
127 205-020-34 DANIEL & ELIZABETH GLASSER 1210 PINE AVE CARLSBAD CA 92008
128 205-020-53 TAMMY G MCDARIS 1103 OAK AVE CARLSBAD CA 92008
129 205-020-54 BABE & BUNNY TRUST 11-16-22 1109 OAK AVE CARLSBAD CA 92008
130 205-020-55 BABE & BUNNY TRUST 11-16-22 1109 OAK AVE CARLSBAD CA 92008
131 205-111-27 CITY OF CARLSBAD 1200 CARLSBAD VILLAGE DR CARLSBAD CA 92008
132 760-252-15 CARLSBAD VETERAN HOUSING L.P.13520 EVENING CREEK DR N #160 SAN DIEGO CA 92128
June 5, 2024 Item #1 97 of 269
June 5, 2024 Item #1 98 of 269
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June 5, 2024 Item #1 99 of 269
APPENDIX B
PROJECT WEBSITE COMMENTS
June 5, 2024 Item #1 100 of 269
1
Andrew Cerrina
From:Carlsbad Village <donotreply@carlsbadvillagemixeduse.com>
Sent:Friday, June 23, 2023 7:25 AM
To:info@carlsbadvillagemixeduse.com
Subject:Carlsbad Village Web Inquiry
First Name
Don
Last Name
King
Email
dkingconstruction1155@gmail.com
Phone
7606725000
Address
1155 Oak Ave.
City
Carlsbad
State
CA
Zip
92008
Comments
You've already ruined the view and the feel of being near the beach. By putting a huge ugly biulding at the off ramp at Carlsbad
Village Drive. Stop putting tall huge structures at our beach cities. Quit always letting money be the main concern of every
greedy land owner. I can't believe you even have to ask. Leave the little beach town the way it is. You damaged it horrably
already. And why is this the first notice i've ever recieved . When there are a bunch of tall biuldings that have gone up?
June 5, 2024 Item #1 101 of 269
1
Andrew Cerrina
From:Carlsbad Village <donotreply@carlsbadvillagemixeduse.com>
Sent:Tuesday, June 27, 2023 11:37 PM
To:info@carlsbadvillagemixeduse.com
Subject:Carlsbad Village Web Inquiry
First Name
Sam
Last Name
Doan
Email
samdoan23@yahoo.com
Phone
7608897706
Address
3985 hibiscus circle
City
Carlsbad
State
CA
Zip
92008
Comments
I think that all this development is happening way too fast the housing project across the street where dennys used to be just got finished and now there’s another one being planned. Smart and final is the only grocery store in the village and that parking lot is always full of cars from people using the services that poinsettia plaza provides. It is very questionable to me that we need more housing in the village especially right next to a freeway on ramp. There’s hundreds if not thousands of homes being built along el Camino between tamarack and cannon. I really hope this project gets turned down at least for now because doesn’t benefit any of our long standing local residents who are effectively being forced out of their neighborhoods as all these developments keep happening
June 5, 2024 Item #1 102 of 269
1
Andrew Cerrina
From:Carlsbad Village <donotreply@carlsbadvillagemixeduse.com>
Sent:Tuesday, July 11, 2023 9:02 AM
To:info@carlsbadvillagemixeduse.com
Subject:Carlsbad Village Web Inquiry
First Name
Candy
Last Name
Kressman
Email
candy@yum-yoga.com
Phone
760-529-2767
Address
390 Oak Ave
City
Carlsbad
State
Ca
Zip
92008
Comments
I would like more information on this project
June 5, 2024 Item #1 103 of 269
1
Andrew Cerrina
From:Carlsbad Village <donotreply@carlsbadvillagemixeduse.com>
Sent:Tuesday, July 11, 2023 11:07 AM
To:info@carlsbadvillagemixeduse.com
Subject:Carlsbad Village Web Inquiry
First Name
June
Last Name
Pasini
Email
junetune@att.net
Phone
760 213-2449
Address
233o Byron Place
City
Carlsbad
State
CA
Zip
92008
Comments
5 story buildings do NOT belong in our beautiful coastal city.
June 5, 2024 Item #1 104 of 269
1
Andrew Cerrina
From:Carlsbad Village <donotreply@carlsbadvillagemixeduse.com>
Sent:Tuesday, July 11, 2023 9:07 AM
To:info@carlsbadvillagemixeduse.com
Subject:Carlsbad Village Web Inquiry
First Name
Shari
Last Name
Roberts
Email
slkahnroberts@gmail.com
Phone
2018199596
Address
2787 State St
City
Carlsbad
State
CA
Zip
92008
Comments
The Height of 5 stories is an eyesore. If the height is reduced 2-3 stories this project would be more aesthetically pleasing.
The many residents of Carlsbad whom I spoke to, were not happy when discussing this development. Personally, I think if it was
smaller in scope it would be an ‘easier pill to swalllow’ and you would have the support of the community.
June 5, 2024 Item #1 105 of 269
1
Andrew Cerrina
From:Carlsbad Village <donotreply@carlsbadvillagemixeduse.com>
Sent:Wednesday, July 12, 2023 11:09 AM
To:info@carlsbadvillagemixeduse.com
Subject:Carlsbad Village Web Inquiry
First Name
Rosie
Last Name
Marks
Email
roromarks@gmail.com
Phone
760-845-7479
Address
3166 Harding Street
City
Carlsbad
State
CA
Zip
92008
Comments
What will happen to all of the small businesses that have been there 20+ years (El Puerto, French Pastry Cafe) and everyone
who works at the grocery store while this project happens? Will they get to remain open and employed? Will everyone now have
to walk to Von's on Tamarack for groceries? We already can see the top of the unattractive relatively NEW 4 story apartment
building next to the freeway. This project means we get to look at two 5-story buildings A LOT closer to us. And what exactly is
AFFORDABLE these days with every new housing project in the village selling for $900k up???? (the Carlyle on Grand, the
Fives on Madison, etc.). We really do feel like the we are getting squeezed out like the house in the Pixar movie UP!
June 5, 2024 Item #1 106 of 269
1
Andrew Cerrina
From:Carlsbad Village <donotreply@carlsbadvillagemixeduse.com>
Sent:Monday, July 17, 2023 2:58 PM
To:info@carlsbadvillagemixeduse.com
Subject:Carlsbad Village Web Inquiry
First Name
Rob
Last Name
Schupp
Email
rob.schupp2@gmail.com
Phone
760-583-0265
Address
2735 Wilson St.
City
Carlsbad
State
CA
Zip
92008
Comments
Thanks for posting information on your project. Some questions:
What is the current square footage of the shopping center?
What is the square footage of the proposed market and the square footage of the existing Smart & Final?
Will residences be for rent or for sale?
Please estimate rent/sales price ranges.
Looks like 7/11 stays, right?
I would suggest that while the project may reduce traffic trips to the shopping center, those same trips will be taken to other
businesses much further away.
June 5, 2024 Item #1 107 of 269
Jason Goff
From:
Sent:
To:
Subject:
Attachments:
Dear Jason Goff,
Stacie <staciebeal@gmail.com>
Wednesday, May 22, 2024 12:16 PM
Jason Goff
Fwd: Notice of Public Hearing for SDP 2023-0014 -Carlsbad Village Mixed-Use
SDP20230014Jg.Notice of Public Hearing.pdf
I am writing to express my strong opposition to the proposed housing development of 218 multiple
family residential apartment units within two five-story buildings, and a five-story above-grade parking
structure on a 4.12-acre property located at 945-1065 Carlsbad Village Drive. While I understand the
need for affordable housing in our city, this project would have a detrimental impact on our community.
Primarily, the proposed development is simply too large for our area. The increase in population density
would put a strain on our already overburdened infrastructure, leading to increased traffic congestion,
noise pollution, and strain on our public services. Additionally, the construction of this project would
result in significant environmental damage, destroying natural habitats and putting wildlife at risk.
Furthermore, the type of housing being proposed is simply not in keeping with the character of our
neighborhood. It would also drastically alter the aesthetic of our area, replacing the existing skyline and
open space with a monolithic, high-density housing complex.
Finally, I am deeply concerned about the impact this development would have on property values in the
surrounding area. The influx of high-density housing residents could result in a decline in property values,
making it difficult for current residents to sell their homes and move elsewhere.
In conclusion, I strongly urge you to reconsider this proposed housing development. While I recognize
the need for affordable housing, this project is simply not the right fit for our neighborhood. Thank you for
your attention to this matter.
Sincerely, Stacie Beal
Carlsbad Village Resident
----------Forwarded message---------
From: Carla Flores <Carla.Flores@carlsbadca.gov>
Date: Wed, May 22, 2024 at 11 :51 AM
Subject: Notice of Public Hearing for SOP 2023-0014 -Carlsbad Village Mixed-Use
1
Exhibit 11
Public Coment
June 5, 2024 Item #1 108 of 269
June 5, 2024 Item #1 109 of 269
May 14, 2024
The Planning Commission
City of Carlsbad
Dear Planning Commissioners:
CARLSBAD
CHAMBER O F C OMMER CE
On behalf of the Carlsbad Chamber of Commerce Board of Directors, I am writing in support of
the upcoming Carlsbad Village Mixed Use development in Carlsbad at the site where Smart &
Final currently resides (Carlsbad Village Shopping Center). Tooley Interests has a long history
of quality developments and they plan long-term ownership of this project. The proposed
development would bring fresh retail space to an aged property and much needed housing.
The project being proposed is consistent with Carlsbad's General Plan. The two retail concepts
it has will keep a market located on site, which is preferred due to the proximity of many local
residents, and it will add a restaurant or coffee shop.
The great value here is in the 218 rental units it will add. This supply will include 27 affordable
units for "Very Low" income levels, a product desperately needed in our community. The
planned amenities here are exceptional. The project parks itself fully. And the sidewalk
widening bring beautiful landscaping and increased walkability to our booming village.
For these reasons and more, we would like you to approve the Carlsbad Village Mixed Use
application as proposed.
Sincerely,
Bret Schanzenbach
President and CEO
5934 Priestly Drive I Carlsbad, CA 92008 I 760.931.8400 T I 760.931.9153 F
www.carlsbad.org
June 5, 2024 Item #1 110 of 269
May 12, 2024
Jason Goff
City Project Manager
Dear Mr. Goff,
From the moment I read the yellow notice on the Miso Restaurant building I knew myself and
neighbors were going to be shocked and upset to learn of the entire shopping center was
going to be torn down with a new center being built.
This one is very personal to all of us. But this isn't a personal issue, its a business
arrangement. The two don't mix do they ... And we need the city's help to find a solution that
keeps the valuable center in tact.
I understand that you have heard all the reasons this project of the Carlsbad Village Shopping
Center rebuild should not be allowed but please hear me out.
1
If the city allows this to move forward the way it is right now, we will be putting our neighbor's
stores and shops out of business. Did you know many of them are residents of Carlsbad? They
have homes here, they pay taxes. Most importantly they are a vital part of our community. The
center survived Covid, safely keeping their stores open to serve us and pay their own bills.
I suggest another environmental impact study to be done. I know that has been passed on as
the center as it stands now has already had the study when it was built. But we need another
impact study. How many more cars, producing emissions into the air, making CVD more
difficult to drive because of too many cars on the road at once. Presently, travel in that area is
very difficult at any time of 'the day.
One could say that this new center would provide a wonderful location for train travel to work,
or pleasure. Maybe, in a perfect world .... that parking lot is already full from morning to night.
Are the new residents going to walk to the station? Maybe a few but the reality is that most
would drive to the station, making the streets and parking lots fuller than they are currently.
Some new residents won't use the train regularly at all. Once again, more cars clogging CVD.
The point of train travel is to help save the environment by omitting cars on the road. That's a
good thing but what about the folks that use the Smart and Final Center? If it's torn down for
the new project, folks are going to have to drive a lot further to find similar shopping needs.
This is a big deal for those of us who live close.
This is not the right area for such a huge area of buildings/condos to cram into the space.
Maybe good for the development company but not for a single citizen who uses this center
currently.
Most Sincerely,
Heather Sager
Carlsbad Village Resident
June 5, 2024 Item #1 111 of 269
Jason Goff
From:
Sent:
To:
Subject:
Dear Mr. Goff,
Paul Miller <millerpa06@gmail.com>
Monday, May 6, 2024 5:40 PM
Jason Goff
Village Plaza
I'm totally and completely opposed to the proposed redevelopment of the Carlsbad Village Plaza into a large, mixed-use
condominium complex. (Project Number SDP 2023-0014)
I've been a resident in this fine city for over 26 years and my family has frequented the businesses in the Plaza weekly
over the years. Both of my daughters were raised in Carlsbad and were properly educated at Jefferson and CHS.
This proposed development is not in the best interest of Carlsbad and the residents of Carlsbad Village. It will destroy
the only grocery store in the village, turning the village into a food desert. It will destroy the only pharmacy in the village,
which is important to seniors and residents with limited mobility. The Denault's Ace Hardware has been a staple in the
community, employing experienced seniors and creating a small town feel that you do not get at Lowe's or Home Depot.
I cannot count how many birthday cakes we've ordered from the French bakery. I have to add the Golden Tee, a classic
watering hole that many of us have spent evenings at. These stores will not return. The retail space will be reduced by
77% and the new space will be much more costly. These stores are an important resource for the village, does that not
mean anything to the City?
What's more, this development is inconsistent with the vision documented in the Carlsbad Village and Barrio Master
Plan. Specifically, this plan calls for the village to "serve as the historic heart of the city, honoring Carlsbad's past and
creating a strong sense of community" in a way that "encourages preservation of each neighborhood's character" and
"provides for the daily needs of nearby residents."
I understand that progress is inevitable, but this is the wrong project for this location. It will irreversibly alter the
character of the Carlsbad Village, the character that I and so many residents wish to preserve. Do the right thing, and do
not approve this project.
Please notify me when any public hearings are scheduled regarding this project. Thank you.
Sincerely,
Paul A. Miller
5133 El Arbo! Drive
760-271-4457
CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content i
1
June 5, 2024 Item #1 112 of 269
Jason Goff
From:
Sent:
To:
Cc:
Subject:
Dear Mr. Goff,
Tracy Faris <tlfaris@yahoo.com >
Sunday, May 5, 2024 7:09 AM
Jason Goff
Planning; Council Internet Email; Manager Internet Email; Melanie Burkholder; Priya
Bhat-Patel; Carolyn Luna; Teresa Acosta; Keith Blackburn
Project Number SDP 2023-0014 -Save Carlsbad Village Plaza
I am opposed to the proposed redevelopment of the Carlsbad Village Plaza into a large, mixed-
use condominium complex. (Project Number SDP 2023-0014)
I have lived in Carlsbad for 20 years and love the quaint feel of the village. We cannot let it turn
into the mess that Encinitas has . Its disgraceful and does not reflect the "Life's Rad in Carlsbad"
vibe that we all know and love.
This proposed development is not in the best interest of Carlsbad and the residents of Carlsbad
Village. It will destroy the only grocery store in the village, turning the village into a food desert. It
will destroy the only pharmacy in the village, which is important to seniors and residents with
limited mobility. The hardware store will go, as will the French bakery, the cleaners, the CRC resale
store, the laundromat, and other local businesses -many of them family owned and operated.
These stores will not return. The retail space will be reduced by 77% and the new space will be
much more costly. These stores are an important resource for the village and must stay.
What's more, this development is inconsistent with the vision documented in the Carlsbad Village
and Barrio Master Plan. Specifically, this plan calls for the village to "serve as the historic heart of
the city, honoring Carlsbad's past and creating a strong sense of community" in a way that
"encourages preservation of each neighborhood's character" and "provides for the daily needs of
nearby residents."
Further, the proposed· development will significantly increase traffic in the area, making mobility
more difficult for residents, especially cyclists.
I understand that progress is inevitable, but this is the wrong project for this location. It will
irreversibly alter the character of the Carlsbad Village, the character that I and so many residents
wish to preserve. Do not approve this project.
Please notify me when any public hearings are scheduled regarding this project. Thank you.
Sincerely,
Tracy Faris
Carlsbad resident and homeowner
CAUTION: Do not open attachments or click on links unless ou recognize the sender and know the content i
safe.
1
June 5, 2024 Item #1 113 of 269
Jason Goff
From:
Sent:
To:
Subject:
Ladies and Gentlemen:
decroce@aol.com
Friday, May 3, 2024 6:48 PM
Planning; Eric Lardy; Scott Chadwick; Jason Goff; Melanie Burkholder; Keith Blackburn
CARLSBAD VILLAGE PLAZA
I am strongly against the destruction of the Carlsbad Village Plaza. The Village does not need
another mixed-use condominium complex. (Project Number SDP 2023-0014). I have lived in Carlsbad
since 1986 and have raised three children here. I live at 3759 Grecourt Way which is considered part of the
Village. I regularly play pickle ball at St. Mike's church with my husband and we regularly ride our bikes
there. As much as I would like it to be, I know nothing stays the same forever. But our lovely, quaint
community Village is being destroyed and dismantled street by street. Three story apartment and condo
buildings have taken residence on too many of our streets ...... Grand Avenue, State Street, Madison Avenue and
the largest eyesore of them all, the mixed-use apartment complex on Carlsbad Village Drive directly across
from the Carlsbad Village Plaza. The Village is tapped out.
This proposed development is not in the best interest of Carlsbad and the residents of Carlsbad Viliage. It will
destroy the only grocery store in the village, turning the village into a food desert. It will destroy the only
pharmacy in the village, which is important to seniors and residents with limited mobility. The hardware
store will go, as will the French bakery, the cleaners, the CRC resale store, the laundromat, and other local
businesses -many of them family owned and operated. These stores will not return. The retail space will be
reduced by 77% and the new space will be much more costly. These stores are an important resource for the
village and must stay.
What's more, this development is inconsistent with the vision documented in the Carlsbad Village and Barrio
Master Plan. Specifically, this plan calls for the village to "serve as the historic heart of the city, honoring
Carlsbad's past and creating a strong sense of community" in a way that "encourages preservation of each
neighborhood's character" and "provides for the daily needs of nearby residents."
Further, the proposed development will significantly increase traffic in the area, making mobility more
difficult and dangerous for residents, especially cyclists.
I understand that progress is inevitable, but this is the wrong project for this location. It will irreversibly alter
the character of the Carlsbad Village, the character that I and so many residents wish to preserve. Please listen
to the citizen's you represent and do not approve this project.
Please notify me when any public hearings are scheduled regarding this project. Thank you.
Sincerely,
Deborah Foley
3759 Grecourt Way
Carlsbad, CA 92008
decroce@aol.com
760-415-8024
1
June 5, 2024 Item #1 114 of 269
Jason Goff
From:
Sent:
To:
Subject:
Dear Mr. Goff,
Maria <mnovida@yahoo.com >
Thursday, May 2, 2024 9:17 PM
Jason Goff
Project Number SDP 2023 -0014)
I am opposed to the proposed redevelopment of the Carlsbad Village Plaza into a large, mixed-use condominium
complex. (Project Number SDP 2023-0014)
My family and I moved to Carlsbad from Vista in 2009 for the reason of having a better school district and living in better
Carlsbad neighborhoods. We bought our home in the Hidden Ridge neighborhood off of El Camino Real across
Robertsons Ranch. We frequently go to the village to eat and shop. My college age daughter has worked in the village
the past years for summer jobs and will return aga in this summer to work. We love the village and we think this
proposed development is not in the best interest of Carlsbad and the residents of Carlsbad Village.
It will destroy the only grocery store in the village, turning the village into a food desert.
Just today, after buying a gift card from Blue Water Grill Restaurant, I stopped by Smart and Final to buy ingredients for
dinner and how wonderful it is for that grocery store to be there. As it is, the closest grocery store from us is the Vons
by Carlsbad Shoppes Mall. We need Smart and Final grocery store in this area.
Additionally, the proposed development will destroy the only pharmacy in the village, which is important to seniors and
residents with limited mobility. The hardware store will go, as will the French bakery, the cleaners, the CRC resale store,
the laundromat, and other local businesses -many of them family owned and operated. These stores will not return. The
retail space will be reduced by 77% and the new space will be much more costly. These stores are an important resource
for the village and must stay.
What's more, this development is inconsistent with the vision documented in the Carlsbad Village and Barrio Master
Plan. Specifically, this plan calls for the village to "serve as the historic heart of the city, honoring Carlsbad's past and
creating a strong sense of community" in a way that "encourages preservation of each neighborhood's character" and
"provides for the daily needs of nearby residents."
Further, the proposed development will significantly increase traffic in the area, making mobility more difficult for
residents, especially cyclists.
I understand that progress is inevitable, but this is the wrong project for this location. It will irreversibly alter the
character of the Carlsbad Village, the character that I and so many residents wish to preserve. Do not approve this
project.
Please notify me when any public hearings are scheduled regarding this project. Thank you.
Sincerely,
Maria Leupold
2357 Summerwind Place,
Carlsbad, Ca 92008
{760} 500-1220
Sent from my iPhone
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1
June 5, 2024 Item #1 115 of 269
Jason Goff
From:
Sent:
To:
Cc:
Subject:
Dear Mr. Goff,
Melissa Furioli < melissa.furioli@gmail.com>
Thursday, May 2, 2024 7:59 PM
Jason Goff
Carolyn Luna; Council Internet Email; Manager Internet Email; Planning
Save the Carlsbad Village Plaza
I am opposed to the proposed redevelopment of the Carlsbad Village Plaza into a large, mixed-use condominium
complex. {Project Number SOP 2023-0014)
I was brought home from the hospital to my first home on La Portalada Dr., near the intersection of Tamarack and El
Camino. My family purchased that home in 1975 and we have all been here since. Certainly we've seen many changes to
the city in almost 50 years, but I strongly believe that this proposed development is not in the best interest of Carlsbad
and the residents of Carlsbad Village. It will destroy the only grocery store in the village, turning the village into a food
desert. It will destroy the only pharmacy in the village, which is important to seniors and residents with limited mobility.
The hardware store will go, as will the French bakery, the cleaners, the CRC resale store, the laundromat, and other local
businesses -many of them family owned and operated. These stores will not return. The retail space will be reduced by
77% and the new space will be much more costly. These stores are an important resource for the village and must stay.
What's more, this development is inconsistent with the vision documented in the Carlsbad Village and Barrio Master
Plan. Specifically, this plan calls for the village to "serve as the historic heart of the city, honoring Carlsbad's past and
creating a strong sense of community" in a way that "encourages preservation of each neighborhood's character" and
"provides for the daily needs of nearby residents." Further, the proposed development will significantly increase traffic
in the area, making mobility more difficult for residents, especially cyclists.
I understand and appreciate that progress is inevitable, but this is the wrong project for this location. It will irreversibly
alter the character of the Carlsbad Village, the character that I and so many residents wish to preserve. I do not approve
this project. Please notify me when any public hearings are scheduled regarding this project. Thank you so much for your
time and attention in this matter!
Warmly,
Melissa Furioli
Homeowner in District 2
3704 Strata Drive
760-703-5973
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1
June 5, 2024 Item #1 116 of 269
Jason Goff
From:
Sent:
To:
Subject:
RE: Carlsbad Village Plaza
Enough is enough.
Enchanted Seashells <enchantedseashells@gmail.com>
Thursday, May 2, 2024 5:37 PM
Jason Goff; Planning; Melanie Burkholder; Council Internet Email; Manager Internet
Email
STOP THE DESTRUCTION OF CARLSBAD VILLAGE PLAZA
I am vehemently opposed to the proposed redevelopment of the Carlsbad Village Plaza into a large, mixed-use
condominium complex. (Project Number SDP 2023-0014).
I've lived in Carlsbad since 1985.
This proposed development is not in the best interest of Carlsbad and the residents of Carlsbad Village.
It will destroy the only grocery store in the village, turning the village into a food desert. It will destroy the only
pharmacy in the village, which is important to seniors and residents with limited mobility.
The hardware store will go, as will the French bakery, the cleaners, the CRC resale store, the laundromat, and other local
businesses -many of them family owned and operated. These stores will not return. The retail space will be reduced by
77% and the new space will be much more costly. These stores are an important resource for the village and must stay.
What's more, this development is inconsistent with the vision documented in the Carlsbad Village and Barrio Master
Plan. Specifically, this plan calls for the village to "serve as the historic heart of the city, honoring Carlsbad's past and
creating a strong sense of community" in a way that "encourages preservation of each neighborhood's character" and
"provides for the daily needs of nearby residents."
You can't deny that the proposed development will significantly increase traffic in the area, making mobility more
difficult for residents, especially cyclists.
I understand that progress is inevitable, but as usual for Carlsbad's elected officials, this is the wrong project for this
location. It will irreversibly alter the character of the Carlsbad Village, the character that I and so many residents wish to
preserve.
Do not approve this project.
Please notify me when any public hearings are scheduled regarding this project.
\
Rosanne Bentley 619-200-7417
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1
June 5, 2024 Item #1 117 of 269
4/9/24, 6:14 PM Print Preview : Contact Us : Entry# 14
Contact Us: Entry# 14
First Name
Katherine
Last Name
Sparrow
Email
kittY.§Rarrow.cbts@gmail.com
Phone
760
Address
2855 Carlsbad Boulevard
City
Carlsbad
State
CA
Zip
92008
Comments
I live at Carlsbad by the Sea Retirement community on Coast Hwy. Most of us are still very active and enjoy the walk down to the
pharmacy, dry cleaner, hardware store etc. in the shopping center on Carlsbad Village Drive by the freeway. We do have cars, but
it is SO nice to leave them at home to access these businesses and not drive several miles to shop at similar businesses. I'm sure
that others who live in the Village feel the same way. If you are making a large purchase, it is nice to have the parking lot as well.
Closing them for a year or so during construction would be VERY difficult -especially for the pharmacy!
Please consider the needs of the businesses and residents when you take on this project.
Notes
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June 5, 2024 Item #1 118 of 269
4/9/24, 6:13 PM Print Preview : Contact Us : Entry# 18
Contact Us : Entry # 18
First Name
Alejandro
Last Name
Ortega
Email
Phone
760-889-5606
Address
3908 Sierra Morena Ave
City
Carlsbad
State
CA
Zip
92010
Comments
I am highly against this so-called modernization of Carlsbad. It's completely ruining and destroying the true identity of what "The
Village" is. I grew up here, I still remember when Pizza Port used to be the Hostess Factory. I went through Pine School
Elementary before it was demolished. I played football on the old dirt field at Carlsbad High School. I remember things about
Carlsbad that made it unique and drew tourists from all over.
Over the last 1 O years, I have watched our city leaders and officials sell the identity if this city to the highest bidder which indicates
to me they either aren't from here or are blinded by the almighty dollar to allow these ridiculous projects to happen.
First off, we are not Newport Beach, if you want to build 3 and 4 story buildings then take that to La Costa or build those inland.
The three story "shoe boxes" that have been built in the village so far are ridiculous, their outside esthetics don't blend in with
Carlsbad at all with our cozy look. The project for Village Plaza is destroying a longstanding icon that I remember when I was a
kid. I remember going to Big Bear then when it became Albertsons where my father worked for over 1 O years. Texas liquor has
always been there since before I was born and you want to take local locations that have memories for thousands to build
unaffordable housing. What is deemed "affordable" isn't affordable and will only make it more difficult, nearly impossible, for any
families to move into Carlsbad to raise their kids.
The proposed project at the corner of Carlsbad Village and State St. is ridiculous. Crackheads and Choice Juicery are very
popular establishments for locals and tourists alike. That is a unique establishment that constantly draws in crowds and offers a
fun and relaxed atmosphere for both adults and kids to play. Yet you want to propose to demolish that and replace it with more
store fronts (when you can't even fill numerous available store fronts around Carlsbad) and more unaffordable shoe box
condominiums.
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June 5, 2024 Item #1 119 of 269
4/9/24, 6:13 PM Print Preview : Contact Us : Entry# 18
Contact Us : Entry # 18
Stop this nonsense, Carlsbad has already lost a significant portion of its unique identity and continuing with these ridiculous
projects will certainly destroy the very essence that makes Carlsbad, Carlsbad.
Notes
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4/9/24, 6:12 PM Print Preview : Contact Us : Entry# 19
Contact Us : Entry # 19
First Name
Susan
Last Name
Cleveland
Email
susanjcleveland@gmail.com
Phone
760-672-5989
Address
1390 Yourell Ave
City
Carlsbad
State
CA
Zip
92008
Comments
I am opposed to the proposed redevelopment of the Carlsbad Village Plaza into a large, mixed-use condominium complex.
(Project Number SOP 2023-0014)
My husband, I and our son, who was going into the fourth grade, moved to Carlsbad in 1995 as we loved the community, schools
and the quaint charm of the village and downtown Carlsbad.
This proposed development is not in the best interest of Carlsbad and the residents of Carlsbad Village. It will destroy the only
grocery store in the village, turning the village into a food desert. It will destroy the only pharmacy in the village, which is important
to seniors and residents with limited mobility. The hardware store will go, as will the French bakery, the cleaners, the CRC resale
store, the laundromat, and other local businesses -many of them family owned and operated. These stores will not return. The
retail space will be reduced by 77% and the new space will be much more costly. These stores are an important resource for the
village and must stay.
What's more, this development is inconsistent with the vision documented in the Carlsbad Village and Barrio Master Plan.
Specifically, this plan calls for the village to "serve as the historic heart of the city, honoring Carlsbad's past and creating a strong
sense of community" in a way that "encourages preservation of each neighborhood's character" and "provides for the daily needs
of nearby residents."
Further, the proposed development will significantly increase traffic in the area, making mobility more difficult for residents,
especially cyclists.
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June 5, 2024 Item #1 121 of 269
4/9/24, 6:12 PM Print Preview : Contact Us : Entry# 19
Contact Us : Entry # 19
I understand that progress is inevitable, but this is the wrong project for this location. It will irreversibly alter the character of the
Carlsbad Village, the character that I and so many residents wish to preserve. Do not approve this project.
Notes
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June 5, 2024 Item #1 122 of 269
4/9/24, 6:10 PM Print Preview : Contact Us : Entry# 22
Contact Us : Entry # 22
First Name
Sandy
Last Name
Rogerson
Email
slrfunsun@Y.ahoo.com
Phone
7608059060
Address
4481 Coastline
City
Carlsbad
State
CA
Zip
92008
Comments
Please do not develop the Carlsbad Village shopping center with the French Cafe and Ace Hardware. We love shopping there and
it has been part of the village for many years.
Notes
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June 5, 2024 Item #1 123 of 269
Jason Goff
From: JackCu mmi ng@aol.com
Wednesday, April 3, 2024 11 :17 AM
Jason Goff
Sent:
To:
Subject: Carlsbad Village Plaza
The "Village Plaza" project will change the character of Carlsbad Village forever, and together with "The
Lofts" it will form the gateway to the historic core of Carlsbad. The early sketches are commonplace and
"boring" to borrow a phrase from an astute commentary on Tooley developments ( Click here).
Of course, boring is nothing new in this era of rectilinear structures designed for compliance more than
artful humanity. Why is it that European buildings seem more inviting, more human than the T-square
and triangle buildings of America? It's those little adornments ... bay windows, French balconies, and drive-
through arches that provide character and charm. A working premise is that "villages" are characterized by
the prominence and convenience of attractive shops and
eateries even though they may also be residential
centers. Carlsbad Village is, perhaps, the only refuge in
Carlsbad where people can live without an automobile. That's
precious.
American architects, with their most-revenue-space-for-the-
least-investment purpose, often dismiss those minor
amenities with the derisive German term, "Klebearchitektur," which translates as "glued on
architecture." Still, in an era when many people, including architects, work from home, a desk built into a
bay window can be an attractive, space-saving amenity even as it lends character to the fai;ade.
That brings us to "Village Plaza" which is characterized by massive five story structures with two small
shops in front facing Carlsbad Village Drive. It is defined by five boxes, carefully crafted to maximize the
footprint with small, landscaped setbacks and shaft-like air spaces to bring fresh air and light into the
residential units.
It is a transformation of a shopping area into a residential area. One might echo Gary Nessim who warned
that the village would go to high priced residential if developers and planners were left to the status
quo. Without an imaginative overall concept, each parcel stands on its own with only municipal codes as
guidance. Planners are pretty much limited to statutory compliance. Human appeal is secondary.
1
June 5, 2024 Item #1 124 of 269
Meanwhile, we're to go from a full-service grocery store, Smart & Final Extra, to a small 5,000 square foot
convenience store (think booze and lottery sales) even as the nearby population needing groceries is
slated to mushroom. That need not be. That should not be.
Consider the following. Leave the residential and parking structures as they are. Of course, they could be
improved, much as self-storage facilities are often improved with Klebearchitektur elements. Facing
Carlsbad Village Drive you might allow a two-story residential bonus over larger (Smart & Final size) ground
level retail, with an arched through-the-building vehicle entrance for vehicles entering the property from
Carlsbad Village Drive westbound.
Allow sufficient ground level retail space to accommodate Smart & Final, or another mainstream grocer,
while trying to help Smart & Final to bridge to the new, build-to-suit grocery store. Add aesthetics to give
a village feeling.
Let's make Carlsbad, and especially Carlsbad Village, all that it can be, instead of just another seaside
beach community undifferentiated from California boring.
You can do better than this picture, and the picture is better than the Village Plaza renderings.
The biggest objection to this project will come from people who dislike the loss of grocery shopping, and
the relegation of village denizens to the less safe and unkempt Von's shopping center on
Tamerack. Keeping Smart & Final in place will put an end to those objections. Giving character to the
planned buildings will gain support.
Jack Cumming
2855 Carlsbad Blvd.
Carlsbad, CA 92008
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June 5, 2024 Item #1 125 of 269
Jason Goff
From:
Sent:
To:
Subject:
Dear Mr. Goff,
susan gutierrez <schneb6@gmail.com >
Sunday, February 18, 2024 11 :26 AM
Jason Goff; Manager Internet Email; Melanie Burkholder
Carlsbad Village Plaza
February 17, 2023
We are opposed to the proposed redevelopment of the Carlsbad Village Plaza into a large, mixed-use condominium
complex. (Project Number SOP 2023-0014)
In 1985 my husband and I moved to Carlsbad with our sons. We've raised our family here, participated in community
activities such as Carlsbad Historical Society Board Membership, Historic Preservation Commission, Carlsbad Police
Department JJP membership, and homework zone tutoring. In 2017 we received the Carlsbad Citizens of the Year
recognition. Carlsbad has been our home for decades, and we've always strived to contribute to making it the best it can
be for all residents.
Our youngest son bought a home in Carlsbad in 2014, and is raising his family here.
It does not appear that this proposed development is in the best interest of Carlsbad and the residents of Carlsbad
Village. It will destroy the only grocery store in the Village, turning it into a food desert. This particularly concerns us as
many residents are unable to drive to grocery stores due to lack of autos, or funds to purchase an auto, or due to age.
Many are prohibited in using services such as Lyft or Uber for the same reason. An ongoing study has documented poor
nutritional resources in cities that lack easy access to full service grocery stores.
As a city that supports and promotes shopping at locally owned downtown small business merchants, this project will
destroy many of these same enterprises that are currently enjoying resident patronage. This location has the only
pharmacy in the village. It may not seem important to those with transportation access or fully functioning
mobility, but a small local pharmacy is important to seniors and residents with limited mobility or who want a
relationship with their pharmacists, who has intimate knowledge of their medications, and looks out for their interests.
The hardware store will go, and the next nearest is located miles away. Carlsbad has been in the forefront promoting
active participation in reducing our carbon foot print. This hardware store is a treasure to residents, and many of us use
it frequently. It's easy and quick to reach. Shopping there reduces congestion on the already impacted El Camino Real.
The same holds true for the French bakery. My family visit all three of these businesses at the very minimum once a
week. These stores are an important resource for the village and must stay.
What's more, this development is inconsistent with the vision documented in the Carlsbad Village and Barrio Master
Plan. Specifically, this plan calls for the Village to "serve as the historic heart of the city, honoring Carlsbad's past and
creating a strong sense of community" in a way that "encourages preservation of each neighborhood's character" and
"provides for the daily needs of nearby residents."
1
June 5, 2024 Item #1 126 of 269
The proposed development will significantly increase traffic in the area, making mobility more difficult for residents,
increasing the risk to cyclists and potentially creating an impact for Interstate 5. Years ago, the Carlsbad High
Homecoming Parade--Lancer Day--had to reroute their parade route due to the significant back up on the freeway
entrance and exits on Carlsbad Village Drive. That was a one day event, and I hate to think how this project will add to
the congestion.
I understand that progress is inevitable, but the proposed scope of this project is wrong for this location. It will alter the
character of the Carlsbad Village, and create daily accessibility hardships rather than offering any significant
benefits for residents. Do not approve this project as proposed. Thank you.
Sincerely,
Susan and German Gutierrez
1864 Palisades Drive
Carlsbad CA 92008
760-822-8035
Sue Gutierrez
760-434-5308-home
760-822-8035-cell
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2
June 5, 2024 Item #1 127 of 269
Jason Goff
From:
Sent:
To:
Subject:
len rogerson <slrfunsun@yahoo.com >
Saturday, February 17, 2024 8:20 PM
Jason Goff
Please save Carlsbad Village Plaza
This project is not in the best interest of Carlsbad residents and is not keeping with Carlsbad Village plans. It would take
away the only large grocery store, hardware store, and laundromat. We love the French Bakery which has been there
for years, We have lived here for 22 years and are very disappointed in all the 4 story projects and the taking away ofthe
village aspect. Sandy and Len Rogerson Coastline Ave, Carlsbad.
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1
June 5, 2024 Item #1 128 of 269
Jason Goff
From:
Sent:
To:
Peter Ladouceur < prladouceur@att.net>
Thursday, February 22, 2024 2:23 PM
Jason Goff
Subject: Fwd : Project:Carlsbad Village Plaza
Sent from my iPhone
Begin forwarded message:
From: Peter Ladouceur <prladouceur@att.net>
Date: February 22, 2024 at 2:02:04 PM PST
To: jasongoff@carlsbadca.gov
Subject: Project:Carlsbad Village Plaza
Dear Mr. Goff, Carlsbad Manager and Members of the City Council,
We are opposed to the redevelopment of the Carlsbad Village Plaza into a large, mixed use condo
complex. ( Project Number SOP 2023-0014).
We support keeping the Village history and its character alive and well! This proposed development will
just be one more four story plus monstrosity that destroys the Carlsbad Village in look and feel and will
impact traffic and safety issues and ignore the needs of its citizens. Doing away with the only
supermarket in the village and the only hardware and pharmacy will certainly be a hardship to the city's
voters; seniors, those without transportation, tourists visiting the beach and hotels, and the homeless,
and many of us that live near the Village and prefer not to clog the freeway and El Camino Real, which
are already impacted with heavy traffic. The thought that the city would ignore its citizens needs and
clutter our prized Village with yet more ugly architecture that stays vacant for months or years because
of high rental prices that no one can afford is both economically untenable, but also the destruction of a
village atmosphere that will turn its people to spend its time in other cities that respect the history and
the needs of its citizens with the California beach community preservation.
There is still time to show your voters that you care by denying these developments that are
unacceptable both visually, aesthetically, and are environmentally unacceptable and lack consideration
as to the needs of its citizens . The impact on traffic, lack of parking, safety issues, etc. are all of great
importance. We notice the city has invested in a huge fire engine that can now serve 4 story buildings in
readiness to changing the village, and destroying its character! How about stop building these monsters
and keep the village at its original height limits! If they want more housing, how about building East of
the downtown. How come the city is not destroying the La Costa area with these tall boxes? Or is it
because they would have fought "tooth and nail" against it. I wonder if the city would have forced the
new height and forced this "look" on the La Costa area "Village". Or do their votes mean more to the
City Council than ours?
We hope you and the Commission and the City Council respond in good faith to the citizens of Carlsbad
and vote no to this project.
Sincerely,
1
June 5, 2024 Item #1 129 of 269
Sue and Peter Ladouceur
3460 Charter Oak Drive
Carlsbad, CA 92008
(760) 729-6555
prladouceur@att.net
Sent from my iPhone
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2
June 5, 2024 Item #1 130 of 269
Jason Goff
From:
Sent:
To:
Cc:
Subject:
Follow Up Flag:
Flag Status:
Dear Mr. Goff,
Susan Cleveland <susanjcleveland@gmail.com>
Wednesday, February 7, 2024 4:46 PM
Jason Goff
Manager Internet Email; Melanie Burkholder
Save the Carlsbad Village Plaza
Follow up
Flagged
I am opposed to the proposed redevelopment of the Carlsbad Village Plaza into a
large, mixed-use condominium complex. (Project Number SDP 2023-0014)
My husband, I and our son, who was going into the fourth grade, moved to Carlsbad
in 1995 as we loved the community, schools and the quaint charm of the village and
downtown Carlsbad.
This proposed development is not in the best interest of Carlsbad and the residents of
Carlsbad Village. It will destroy the only grocery store in the village, turning the village
into a food desert. It will destroy the only pharmacy in the village, which is important to
seniors and residents with limited mobility. The hardware store will go, as will the French
bakery, the cleaners, the CRC resale store, the laundromat, and other local businesses -
many of them family owned and operated. These stores will not return. The retail space
will be reduced by 77% and the new space will be much more costly. These stores are
an important resource for the village and must stay.
What's more, this development is inconsistent with the vision documented in the
Carlsbad Village and Barrio Master Plan. Specifically, this plan calls for the village to
"serve as the historic heart of the city, honoring Carlsbad's past and creating a strong
sense of community" in a way that "encourages preservation of each neighborhood's
character" and "provides for the daily needs of nearby residents."
Further, the proposed development will significantly increase traffic in the area, making
mobility more difficult for residents, especially cyclists.
I understand that progress is inevitable, but this is the wrong project for this
location. It will irreversibly alter the character of the Carlsbad Village, the character
that I and so many residents wish to preserve. Do not approve this project.
Please notify me when any public hearings are scheduled regarding this project. Thank
you.
Sincerely,
Susan Cleveland
1390 Yourell Ave.
1
June 5, 2024 Item #1 131 of 269
Carlsbad, Ca.
(760) 672-5989
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2
June 5, 2024 Item #1 132 of 269
Jason Goff
From:
Sent:
To:
Cc:
Subject:
Follow Up Flag:
Flag Status:
Dear Mr. Goff,
Alejandro Ortega JR <ortega1989@att.net>
Wednesday, February 7, 2024 9:31 AM
Jason Goff
Melanie Burkholder
Save the Carlsbad Village Plaza
Follow up
Flagged
I want to take the time to hopefully provide valuable insight as to why I oppose the proposed redevelopment of
the Carlsbad Village Plaza into a large mixed-use condominium complex (Project number SDP 2023-0014).
While I am not currently a resident of Carlsbad, but currently close to being able to purchase in the next year or
two, I grew up in Carlsbad. I have more fond memories of what this city is/was and the identity that this city
has. I went through the K-12 system and was one of the last classes to go through Pine Elementary School
before it was demolished. I remember when Pizza Port used to be the Hostess Factory and when Smart & Final,
the site where you plan to turn it into a mixed-use complex, was Big Bear and my father used to work there. I
have memories of going there to see him as well as many other sites before they were demolished or
repurposed. I'm a CHS alumni from '07 and once I do make my way back into Carlsbad as a resident, I'll be the
. third generation in my family to call Carlsbad home.
With that said, this proposed development is not in the best interest of the city nor its residents. Starting with the
current retail establishments there, the grocery store has been a staple of the Village for decades. Looking
around, there is no other grocery store located in the vicinity that serves the local downtown Carlsbad
community. As mentioned previously, this grocery store has a history from Big Bear to Albertsons to Kroger to
now Smart & Final. The pharmacy has been there for as long as I can remember and the French Bakery has
been operating in that same spot since I was a kid. Texas Liquor has also been there since my parents were in
high school. All these establishments, minus Smart & Final, are family owned. You're talking about removing a
piece of Carlsbad's identity to bring in a project that will reduce the retail space to build condominiums that,
quite frankly, are ridiculously priced.
Additionally, these new project developments do not align with Carlsbad's identity as "The Village." The
identity of "The Village" is being destroyed with these new modem architecture designs that do not align with
what Carlsbad is known for. Three story shoe-box condominiums are not Carlsbad. The metal and glass
architecture is not Carlsbad. 3+ story buildings when The Village was known only for two-story max buildings.
The Village is why tourists come from all over to visit. The Tudor style architecture that you see blended with
1950's American brick design IS Carlsbad. As someone who has lived their entire life in this city, it is a mixture
of frustration and disappointment to see a city that I love dearly become another replica of Newport Beach when
that is not our identity.
Lastly, adding more homes in a small space does not create solutions, just problems. Carlsbad already averages
$1 million dollars to buy a home, how do you expect to attract young families to move into the city when the
price for a condo is out ofreach for new families to come in? At this point, it just looks like greed to build more
on less and charge insane prices for condos. Adding the hundreds of condos on the Carlsbad Village Plaza alone
will create a surge in traffic and congestion in an area that is not meant for it.
1
June 5, 2024 Item #1 133 of 269
Change is inevitable, I understand that, it's something that has and must happen. But I will end my stance in
stating that nobody is against growth of the city, but stop destroying what the identity and image of the
downtown area is and salvage what's left. Preserving the identity and history of downtown Carlsbad is what
matters, not turning the downtown area into Newport Beach 2.0.
Please keep me informed of any upcoming public hearings for proposed projects.
Kind Regards,
Alex Ortega Jr
(760) 889-5606
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2
June 5, 2024 Item #1 134 of 269
Jason Goff
From:
Sent:
To:
Subject:
Follow Up Flag:
Flag Status:
Dear Mr. Goff,
David Chrisman < davidchrisman@googlemail.com >
Wednesday, February 7, 2024 10:02 AM
Jason Goff; Manager Internet Email; Melanie Burkholder
Opposition to 2023-0014 development
Follow up
Completed
I am opposed to the proposed redevelopment of the Carlsbad Village Plaza into a large, mixed-use
condominium complex. (Project Number SDP 2023-0014).
I have lived at 2440 Buena Vista Circle in Carlsbad for more than 8 years. In that time, I've lost count of
the number of development projects that this city has approved. Typically, I don't involve myself in this type of
construction because it is a natural part of the city's evolution. But the Plaza project is actually going to
adversely affect the quality of life in the village as it removes retail establishments that are actually used by
locals. As a part of our municipal government, I think you have a responsibility to put the financial interests of
investors aside and represent and protect the people of Carlsbad. The last thing this town needs is another
condominium.
Who benefits from another condominium? People who don't live here. Who suffers when you tear down a
grocery store and a hardware store? The people who live here. Who benefits when you tear down a grocery
store and a hardware store? Walmart and Home Depot.
Moreover, if this project is approved, how will you win a re-election against a candidate who runs on a promise
to finally put an end to this type of development? Is there a less defensible position? Is there an issue in this
city more important than the future of the city itself? In other words, why hold office in the first place if your
objective is to basically sell the city to developers parcel by parcel? I really don't get it. People vote, people
talk, people organize and at the moment, the people are not happy.
Please protect this city from overdevelopment and please notify me when any public hearings are scheduled
regarding this development.
Thank you,
David Chrisman
760-696-2894
2440 Buena Vista Circle
Carlsbad, CA
92008
1
June 5, 2024 Item #1 135 of 269
Jason Goff
From:
Sent:
To:
Cc:
Subject:
Dear Mr. Goff-
Janell Cannon < blancofelis@att.net>
Thursday, February 8, 2024 5:25 PM
Jason Goff
Manager Internet Email; Melanie Burkholder; Eric Lardy
Carlsbad Village Plaza
I have been a long time Carlsbad Villager, and frequent the Carlsbad Village Plaza for grocery shopping, hardware
purchases bakery goods, pharmacy, thrift store, occasional laundromat use, Mexican food, and the occasional visit to
our old dive, The Golden Tee. Texas Liquor has a great array of craft beers, wine and spirits. This all-purpose center has
been here before I arrived 48 years ago, and in those days I depended on the Plaza for groceries (Big Bear) before I had a
car.
The place is plain, well worn, but has an important role in the Village and Barrio for being able to get essentials quickly
and conveniently. No need to own a car, or for car owners to drive across town or to another city.
It also has a place in the hearts of the community members who go there regularly and often see one another and end
up having a gab session. A social hub of sorts.
I and many other locals were horrified to hear that a large mixed-use condo complex is planned to replace the Plaza.
We have seen many similar complexes installed in the village. Most are bleak in design, and lack adequate parking. They
are insanely expensive, and in one of the more recently built mixed-use projects on Jefferson and Grand, the floor level
shop space has been vacant for months. I am assuming that the rent in these new spaces is exorbitant, and they also
lack the space many retail businesses need for storage.
Further east on Grand are 100s of new apartments being built, also with inadequate parking space. As the village
becomes ever more crowded, is it not even more important that the neighborhood has essential stores and services
within walking distance?
I have heard the City say innumerable times that they want the village to remain a small town, friendly walkable
community where people can get what they need right around the corner.
This plan for the destruction of Carlsbad Village Plaza is absolutely contradictory to any of that rhetoric, and is just one
more step to creating a place that is crowded, bleak, unaffordable to most, frustrating to find parking (NO-people are
not ever giving up their cars any time soon!), and eventually it will become a place to avoid.
Please rethink putting high density housing in a retail center that is essential for the Village and Barrio.
Unless all of the existing stores and services provided by existing businesses there are replicated in affordable-to-
lease-large-enough sites in the new development, you will effectively gut our village's basic shops and services.
Respectfully,
Janell Cannon
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June 5, 2024 Item #1 136 of 269
August 15, 2023
Carlsbad City Planning Commission
City Hall -Council Chamber
1200 Carlsbad Village Drive
Carlsbad, California 92008
RE: Carlsbad Village Plaza proposed development
Ladies & Gentlemen:
City of Carlsbad
AUG 16 2023.
Community Development
Department
I am writing in regard to the proposed development for the property of Carlsbad
Village Plaza just west of Interstate 5. I am vehemently opposed to this plan!!
I am a lifetime resident of Carlsbad and in general have found our growth to be
well done and planned.
Unfortunately in the last few years more and more of our quaint, "hometown style"
downtown area has been taken over by overly large (particularly tall) new
buildings. These have obs.cured the once welcoming area and made it appear more
and more like a big city is overtaking my hometown. This proposal not only
eliminates the one remaining small hardware store that everyone (including me)
relies on for many items, but also the only remaining "grocery" store in the area.
The idea of a five story building as you get off the freeway is repugnant and
should not be allowed. Calling this "transit oriented" is just another way of saying
the developer wants to use every loophole possible to cram more units into a small
space.
I urge you to reject this plan and look at something more in line with our small
town image that has been in place since the incorporation of Carlsbad.
Yours truly,
()2tl(M;~
Rebecca A. Doty-Rogers
2292 Bryant Drive
Carlsbad, CA 92008
June 5, 2024 Item #1 137 of 269
Jason Goff
From:
Sent:
To:
Subject:
Jason Goff
Monday, July 17, 2023 10:17 AM
Jason Goff
FW: Smart & Final Shopping Center Redevelopment
From: Rob Schupp <rob.schupp@icloud.com>
Sent: Saturday, July 15, 2023 1:26:37 PM
To: Melanie Burkholder <Melanie.Burkholder@carlsbadca.gov>
Subject: Smart & Final Shopping Center Redevelopment
Hi. Congrats on your election. Can you send me any links to info on the planned Smart & Final shopping center
redevelopment?
Thanks.
Rob Schupp
Carlsbad 92008
760-583-0265
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1
June 5, 2024 Item #1 138 of 269
Jason Goff
From:
Sent:
To:
Subject:
Good afternoon,
Kellan Bellchamber <kellanbellchamber@gmail.com>
Friday, June 30, 2023 12:52 PM
Jason Goff
URGENT: Project SDP-2023-0014
My name is Kellan Bellchamber and I am a resident of the Carlsbad area. I have lived in North County my
entire life. I have seen the plans to demolish the shopping center on Carlsbad Village drive that includes the
Smart & Final and Texas Liquor. I want to express my concern and dissatisfaction with destroying these
essential businesses in favor of building unaffordable apartments that will crowd Carlsbad even more. In the
last decade I have seen Calrsbad morph from the humble village where culture and small businesses thrived
into an unaffordable tourist trap meant to push locals out. Building these apartments will not improve Carlsbad ,
but make it even more crowded and expensive.
Not only that, but these businesses are needed. Residents of the village will have no option but to either drive
at least 15 minutes away to a more affordable grocery store or drive to Vons, where prices are ridiculously high
and not sustainable for middle class citizens. This is opposed to many village residents being able to walk to
their local Smart & Final grocery, DeNault's hardware and Carlsbad Village pharmacy. The Golden Tee, a
place where many Carlsbad residents like to spend their time and develop a sense of community, would
disappear. The loss of a local bakery and a thrift shop to help the homeless and less fortunate would be surely
noticed. These businesses provide a sense of community that building a suffocating high rise would destroy.
I know I am not the only resident feeling this way and I strongly urge you to reconsider destroying Carlsbad
even more. Thank you for your time, I hope we can all work together to make a better Carlsbad and North
County that locals and transplants can all enjoy.
Most Sincerely,
Kellan Bellchamber
760-682-8119
kellanbellchamber@gmail.com
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1
June 5, 2024 Item #1 139 of 269
Jason Goff
From:
Sent:
To:
Subject:
EJ SHIRING <ejshiring@aol.com>
Tuesday, June 27, 2023 4:51 PM
Jason Goff
Fw: project CVMU #SDP 2023-0014
Can you tell me if this project has received final approval yet and if not when it is schedule to go to
the planning commission and any other information you may have? This seems like a very high
density project for a location like this. I understand Sacramento's push for projects like these, but 218
units on that street will destroy the traffic in the Village not to mention any remaining semblance of "a
village."
Thank you
EJ SHIRING
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1
June 5, 2024 Item #1 140 of 269
Jason Goff
From:
Sent:
To:
Subject:
Jason Goff
Monday, June 26, 2023 11 :55 AM
Jason Goff
RE: CARLSBAD VILLAGE MIXED-USE (SDP 2023-0014) -City Manager's Update: June 22,
2023
From: Ellie Bonner <elliebonner@yahoo.com>
Sent: Thursday, June 22, 2023 5:23 PM
To: Communications <Communications@CarlsbadCA.gov>
Subject: Re: City Manager's Update: June 22, 2023
Really appreciate receiving these updates. Thanks for the effort to produce them.
A question: I read something about the shopping center on Carlsbad Village Drive being demolished and replaced with
housing. Is that true? Wouldn't it be counter-productive to build more housing and remove the only grocery store
downtown? Thanks for any insight you can provide. Ellie Bonner
Sent from Yahoo Mail for iPad
1
June 5, 2024 Item #1 141 of 269
Jason Goff
From: Jason Goff
Sent:
To:
Thursday, June 22, 2023 1 :32 PM
Jason Goff
Subject: RE: CARLSBAD VILLAGE MIXED-USE (SDP 2023-0014) -Defacing Carlsbad
From: Randy L.Atkinson<randypadre3@hotmail.com>
Sent: Thursday, June 22, 2023 8:30:02 AM
To: Keith Blackburn <Keith.Blackburn@carlsbadca.gov>
Subject: Defacing Carlsbad
Dear Sir: What the hell is going on with you folks? I just heard that you guys have approved a housing and affordable
housing eyesore where Smart & Final, Ace/True Value, French Bakery, Cleaners, etc are located now. Is this true
? What a horrible idea -you don't mandate and take away (continually} the charm of a nice coastal city for a 3-4 story
eyesore !! !! !! !! ! You folks already put 3 of these in around the same area recently -no more . We have had it with
this shit. Stop ruining the coast ... put this stuff in Vista and Escondido like areas. Oceanside has already been ruined -
Carlsbad is next .
Randy & Kathy. My family has been in Carlsbad/Oceanside/Encinitas/Solana Beach for over 125 yrs ! ! !
Sent from my iPhone
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1
June 5, 2024 Item #1 142 of 269
Jason Goff
From:
Sent:
To:
Subject:
Please don't destroy our village.
Best Regards,
Wanda Magana Adamson
Wanda <wmagana@sbcglobal.net>
Wednesday, June 21, 2023 4:15 PM
Eric Lardy
Please cancel building of 210 units
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June 5, 2024 Item #1 143 of 269
Jason Goff
From:
Sent:
To:
Cc:
Subject:
To whom it may concern:
Tida Hamilton <tidahamilton@gmail.com>
Wednesday, June 21, 2023 2:24 PM
Melanie Burkholder; Eric Lardy
Jason Goff
Project SDP-2023-0014
I'm very concerned about the proposed development going in the Smart & Final shopping center on Carlsbad Village Dr.
This is the first thing people see when they exit-the freeway. We already have one concrete monstrosity that was just
built on the north side of Carlsbad Village Dr. People are going to be welcomed into our City being sandwiched between
two large concrete buildings.
They are also going to be closing the Las Flores exit at some point. With all those housing units right off the freeway on
both sides of Carlsbad Village Dr, plus an additional proposed 156 units at the Motel 6 location, it is going to be an
absolute disaster. The intersection at Carlsbad Village Dr and Pio Pico can't handle our current situation, cars are
constantly blocking the intersection trying to get to the freeway or heading west. How can we add more traffic to that?
I think the best use would be to revitalize the shopping center like the old shopping center on Encinitas Blvd and El
Camino Real. They gave it an East Coast Hampton-style facelift. That would look so good there as it is the first thing
everyone sees as they get off the freeway.
Tida Hamilton
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June 5, 2024 Item #1 144 of 269
Jason Goff
From:
Sent:
To:
Subject:
mennenj@aol.com
Wednesday, June 21, 2023 2:01 PM
Jason Goff
Proposed housing development at Smart & Final Shopping Center
As a long time resident of Carlsbad, I would like to express my discontent at the proposed project for
the shopping center at Carlsbad Village Drive and 1-5. I strongly propose to keep the shopping center
with the Smart and Final grocery store and the Denaults Hardware store.
Respectfully,
Julie Mennen, Ph.D.
Carlsbad Resident
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June 5, 2024 Item #1 145 of 269
Jason Goff
From:
Sent:
To:
Subject:
Follow Up Flag:
Flag Status:
Tom Brenner <thomashbrenner@gmail.com >
Tuesday, June 20, 2023 2:36 PM
Eric Lardy
Carlsbad Village Shopping Center
Follow up
Flagged
Good Day Mr. Lardy, I am contacting you regarding the Carlsbad Village Shopping Center (Smart and Final Store -
Denault's Hardware etc.) being rezoned for housing. Myself and many of my Carlsbad neighbors are opposed to this
change. We feel there is already to many new housing projects in the immediate area . Please let us know when there
will be a Town Hall meeting regarding this matter, so we can attend and voice our concerns. Your help with this matter
is greatly appreciated. Aloha Nui Loa, Tom Brenner 760-550-2054
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June 5, 2024 Item #1 146 of 269
Jason Goff
From:
Sent:
To:
Subject:
Dear Mr. Lardy,
Stacie <staciebeal@gmail.com >
Wednesday, June 21, 2023 12:36 PM
Eric Lardy
Proposed shopping center mixed use Carlsbad Village Drive
I am contacting you regarding the Smart & Final Carlsbad Village Shopping Center being rezoned for mixed use and.
Myself and many of my Carlsbad neighbors are opposed to this change. We feel there is already to many new housing
projects in the immediate area. Please let us know when there will be a Town Hall meeting regarding this matter, so we
can attend and voice our concerns. Your help with this matter is greatly appreciated. Thank you
Stacie Beal
916-730-0412
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June 5, 2024 Item #1 147 of 269
Jason Goff
From:
Sent:
To:
Subject:
Jason Goff
Thursday, June 22, 2023 2:43 PM
Jason Goff
RE: CARLSBAD VILLAGE MIXED-USE (SDP 2023-0014) -Multi use on Carlsbad Village Dr
From: Sug Brunhaver <mssugb@gmail.com>
Sent: Tuesday, June 20, 2023 12:23:24 PM
To: Melanie Burkholder <Melanie.Burkholder@carlsbadca.gov>
Subject: Multi use on Carlsbad Village Dr
What is wrong with you and the City Council. I have lived here since 1987 and this is the worst thing you people have
done.
Miriam Brunhaver
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June 5, 2024 Item #1 148 of 269
Jason Goff
From:
Sent:
To:
Subject:
Dear Mr. Goff,
Gigi Berklite <ggberklite@gmail.com>
Tuesday, June 20, 2023 4:06 PM
Jason Goff
STOP CVMU -Carlsbad Village Mixed-Use SDP 2023-0014
I am a longtime resident of Carlsbad. My husband worked for the Carlsbad Fire Department for 32 years and we raised
our family here. I am reaching out to you in regard to a new development application that is in process, for the shopping
center where the Smart N Final is. I strongly oppose another MAMMOTH "Mixed -Use" residential building being
developed, ruining our Village. Please STOP CVMU !
Thank you.
Best regards,
Gigi Berklite
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June 5, 2024 Item #1 149 of 269
Jason Goff
From:
Sent:
To:
Subject:
Jason Goff
Thursday, June 22, 2023 2:41 PM
Jason Goff
RE: CARLSBAD VILLAGE MIXED-USE (SOP 2023-0014) -Keep smart and final.
From: Mary Fox <maryagnesfox@gmail.com>
Sent: Tuesday, June 20, 2023 10:42:02 AM
To: Melanie Burkholder <Melanie.Burkholder@carlsbadca.gov>
Subject: Keep smart and final.
40 year residents of Carlsbad here. Very unhappy about plans to remove smart and final shopping center. We use those
shops daily. As citizens what can we do to protest or stop this project
Mary Fox
Scott Sharp.
Peter Sharp.
Hannah Sharp
3425 woodland way
Carlsbad 92008.
Sent from my iPhone
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June 5, 2024 Item #1 150 of 269
Jason Goff
From:
Sent:
To:
Cc:
Subject:
Jason-
David & Beth Geesey <safari123089@gmail.com>
Monday, June 19, 2023 6:24 AM
Jason Goff
Melanie Burkholder
Carlsbad Village Permit -SDP 2023-0014
Can you please provide details of the project application advertised on the old Miko Sushi building adjacent to the 7-
Eleven? What is the timeline for final project approval? Is there an opportunity for public comment? Is there an overall
plot map?
Thank you
--David Geesey
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From:Sean Jean (WEO)
To:Jason Goff
Cc:Keith Blackburn; Council Internet Email
Subject:Notice of Public Hearing for SDP 2023-0014 - Carlsbad Village Mixed-Use
Date:Thursday, May 23, 2024 9:21:20 AM
Dear Jason Goff,
I am a resident of North Carlsbad and I live within a half mile of the proposed housing
development of 218 multiple-family residential apartment units within two five-story buildings,
and a five-story above-grade parking structure on a 4.12-acre property located at 945-1065
Carlsbad Village Drive. I (along with my family and many friends) are strongly opposed to this
development.
While I understand the need for affordable housing, a high-density mid-rise housing project is
not appropriate for our beach community. This will add traffic, noise, parking issues and
ultimately cause environmental damage. Has an EIR been approved for this project? If so,
please direct me to a copy of the approved EIR so I can understand the environmental impact.
In addition to straining the Carlsbad Village limits of traffic, population, and environmental
impact, this project will likely decrease property value for those living in proximity.
I, as well as my friends, are all voters in Carlsbad and we strongly encourage you to reconsider
this mid-rise high-density housing project.
Thank you,
Sean Jean
Carlsbad Village Resident
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June 5, 2024 Item #1 151 of 269
From:Planning
To:Cynthia Vigeland
Subject:FW: Reject SDP 2023-0014 Carlsbad Village Mixed Use Project
Date:Wednesday, May 29, 2024 10:52:22 AM
From: Martin Danner <martin@danner.org>
Sent: Wednesday, May 29, 2024 10:29 AM
To: Planning <planning@carlsbadca.gov>
Cc: Jason Goff <jason.goff@carlsbadca.gov>
Subject: Reject SDP 2023-0014 Carlsbad Village Mixed Use Project
Dear Carlsbad Planning Commission Members,
I am opposed to the proposed redevelopment of the Carlsbad Village Plaza into a large,
mixed-use high-density residential complex. (Project Number SDP 2023-0014)
As a longtime resident of Carlsbad, living just a mile and a half from Carlsbad Village
Plaza, I frequently use my bicycle to run errands due to our household's decision to
maintain only one car. The proposed redevelopment would significantly increase my
reliance on car travel, contravening the city’s efforts to reduce car trips, or force me to
cycle further on larger, busier, more dangerous streets.
This proposed development is not in the best interest of Carlsbad and the residents of
Carlsbad Village. It will destroy the only grocery store in the village, forcing the residents
into more expensive and distant options. It will destroy the only pharmacy in the village,
which is important to seniors and residents with limited mobility. The hardware store will
go, as will the French bakery, the cleaners, the CRC resale store (which benefits
battered women), the laundromat, and other local businesses - many of them family
owned and operated. These stores will not return. The retail space will be reduced by
77% and the new space will be much more costly. These stores are an important
resource for the village and must stay.
Further, the traffic analysis submitted for this project is seriously flawed. The project is
more than 1/2 mile away from the Carlsbad Village Station transit center. Also, the
Vehicle Miles Driven (VMT) is miscalculated. This project will not decrease VMT by
~20,000. Rather, it will increase VMT by ~20,000. As a result, a full CEQA VMT analysis
should have been conducted.
What’s more, this development is inconsistent with the vision documented in the
June 5, 2024 Item #1 152 of 269
Carlsbad Village and Barrio Master Plan. Specifically, this plan calls for the village to
“serve as the historic heart of the city, honoring Carlsbad’s past and creating a strong
sense of community” in a way that “encourages preservation of each neighborhood’s
character” and “provides for the daily needs of nearby residents.”
I understand that progress is inevitable, but this is the wrong project for this location. It
will irreversibly alter the character of the Carlsbad Village, the character that I and so
many residents wish to preserve.
In light of these points, I urge you to act in the community’s best interest by rejecting the
proposed development of SDP 2023-0014. Please consider the long-term effects such a
project would have on the fabric of our community and the daily lives of its residents.
Sincerely,
Martin Danner
1826 Magnolia Ave
Carlsbad, CA 92008
760-492-5916
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June 5, 2024 Item #1 153 of 269
Exhibit 12
June 5, 2024 Item #1 154 of 269
CEQA DETERMINATION OF EXEMPTION
Subject: This California Environmental Quality Act (CEQA) Determination of Exemption is in compliance
with Carlsbad Municipal Code Section 19.04.060. An appeal to this determination must be filed
in writing with the required fee within ten (10) calendar days of the City Planner's decision
consistent with Carlsbad Municipal Code Section 21 .54.140.
Project Number and Title: SDP 2023-0014 (DEV2023-0078)-CARLSBAD VILLAGE MIXED-USE
Project Location -Specific: 945-1065 Carlsbad Village Drive,
Assessor Parcel Numbers (APNs) 203-320-53, 203-320-54, 203-320-55, and 203-320-56
Project Location -City: ..ca.C=ar""'"ls""'b'""a""'d'---____ _ Project Location -County: -=-Sa=n..:...=D..:..::ie=g=o ____ _
Description of Project: Site Development Plan (SDP 2023-0014) to allow for the demolition of an existing
commercial shopping center with five (5) buildings consisting of approximately 58,735 square feet;
consolidation of four (4) legal parcels totaling 4.12 acres (gross) into two (2) lots (Lot 1, 0.94 acres net/
Lot 2, 3.11 acres net); and development of a mixed use project consisting of approximately 13,800 square
feet of neighborhood serving commercial uses and 218 multifamily residential dwelling units (for-rent)(S3
dwelling units per acre).
The Project is intended to comply with provisions of the State Density Bonus Law (Government Code
sections 65915-65918) (inclusive) which provides that a local government shall grant a density bonus,
incentives/concessions, and/or waivers of development standards to a developer of a housing
development constructing a specified percentage of affordable housing units and the Project will provide
15% of the base density as affordable to very low-income (VLI) households to comply with the provisions
of the State Density Bonus Law. However, the Project applicant continues to work with the city to
determine the exact amount of low-, very low-, or moderate-income housing units that will be included,
while still satisfying and complying with the requirements of both the city's lnclusionary Housing
Ordinance and the State of California Density Bonus Law.
The proposed commercial uses will be contained in two (2), one-story buildings with plazas and patios
fronting Carlsbad Village Drive, and the residential buildings will be contained in two (2) five-story
buildings separated by a landscaped paseo and courtyard fronting along Oak Avenue. The project is
proposing to include approximately 40,870 square feet of open space, including courtyards, a 5th floor
sky deck, private balconies, a swimming pool and pool deck courtyard, interior courtyards, and indoor
amenity areas. While the project is not subject to minimum parking requirements pursuant to Assembly
Bill 2097, the project is providing 340 vehicular parking spaces at-grade surrounding the commercial and
residential buildings and within an above-grade five-level parking structure with rooftop parking.
The project site is located approximately 0.4 miles from Carlsbad Village center and approximately 0.6
miles from the Pacific Ocean . The site is surrounded by Carlsbad Village Drive to the north, Interstate 5 (I-
S) Freeway to the east, Oak Avenue to south, and an unnamed public alley to the west. The project site is
surrounded by a variety of urban uses, including an adjacent gas station, a four-story mixed-use building
across Carlsbad Village Drive to the north, one-to-three-story residential (multiple-family and single-
family) buildings to the south across Oak Avenue, and various one-story public and commercial uses to
the west across the public alley.
June 5, 2024 Item #1 155 of 269
Primary regional access to the site is provided via the 1-5 freeway, which generally runs north/south and
is adjacent to the site. The site has access to public transportation and is located within a transit priority
area, served by the Coaster and Amtrak, as well as numerous bus lines within walking distance. NCTD Bus
Route No. 315 provides service between Camp Pendleton, Sprinter, and the Carlsbad Village Coaster
Station, with stops immediately adjacent to the project site. The closest major transit stop is the Carlsbad
Village Coaster Station, located within 0.5 miles east of the site. Access into the site would be provided by
Carlsbad Village Drive (an Arterial Connector Street) and Oak Avenue (a Neighborhood Connector Street).
Proposed earthwork quantities consist of approximately 10,000 cubic yards of cut, 1,200 cubic yards of
fill, and 7,520 cubic yards of export. Anticipated remedial excavations will be approximately 2-3 feet deep
and soils will be removed and replaced on site. Remedial quantities will consist of 12,880 cubic yards.
Name of Public Agency Approving Project: _C_ity~o_f _C_ar_ls_b_a_d _______________ _
Name of Person or Agency Carrying Out Project: ~C~it~y~o_f~C~a_rl~s~ba~d~--------------
Name of Applicant: Tooley Interests, LLC (Attn: Andrew Cerrina)
Applicant's Address: 11661 San Vicente Boulevard, Suite 850, Los Angeles, CA 90049
Applicant's Telephone Number: .._(4.:..::2:....:4.,_) =29=1=---=-6-=-58=2=----------------------
Name of Applicant/Identity of person undertaking the project (if different from the applicant above):
Jonathan Frankel, Atlantis Group, (925) 708-3638
Exempt Status: Categorical Exemption: Class 32, Section 15332 (In-fill Development Projects)
Reasons why project is exempt: The Project qualifies for a Class 32 categorical exemption under the California
Environmental Quality Act (CEQA). Pursuant to CEQA Guidelines Section 15332, Class 32 categorical
exemptions can be used for projects characterized as in-fill development meeting the following conditions: (1)
general plan and zoning consistency; (2) project is within city limits on a site of no more than 5 acres and is
substantially surrounded by urban uses; (3) project site has no value as habitat for endangered, rare, or
threatened species; (4) project would not result in significant effects to traffic, noise, air quality, or water
quality; and (5) the site can be adequately served by all required utilities and public services. Additionally, in
order to qualify for a categorical exemption, a project cannot meet any of the "exceptions to exemptions"
enumerated in CEQA Guidelines Section 15300.2.
Land Use Consistency: The Project is consistent with the applicable general plan designation and all applicable
general plan policies as well as with the applicable zoning designation and regulations.
Land Use and Zoning Designations
The Project site is located on four parcels (Assessor's Parcel Numbers 203-320-53-00, 203-320-54-00,
203-320-55-00, and 203-320-56-00) and is designated as Village Barrio (V-B) in the City's General Plan and
similarly has a zoning designation of Village-Barrio (V-B). The V-B zoning designation is implemented by the
Village and Barrio Master Plan (Master Plan). The Project site is located in the Freeway Commercial (FC) District
of the Master Plan.
June 5, 2024 Item #1 156 of 269
City of Carlsbad General Plan ; .
The City of Carlsbad General Plan sets forth goals and policies that guide both Citywide and community specific
land use policies. The General Plan is comprised of a variety of State-mandated elements, including, but not
limited to, Land Use and Community Design and Mobility.
Land Use and Community Design Element
The Land Use and Community Design Element establishes general policies and the vision for the future of the
City. Land use, housing, urban form and neighborhood design, open space, economic development,
transportation, and infrastructure and public services are all addressed in the context of accommodating future
development. The Project is consistent with many of the Land Use and Community Design Element's goals and
policies.
Goal G.2.
Goal G.3.
Goal G.6.
Goal G.29.
Goal G.30.
Policy P.6.
Policy P.12.
Policy P.13.
Policy P.70.
Policy P.77.
Promote a diversity of compatible land uses throughout the city, to enable people to live close
to job locations, adequate and convenient commercial services, and public support systems
such as transit, parks, schools, and utilities.
Promote infill development that makes efficient use of limited land supply, while ensuring
compatibility and integration with existing uses. Ensure that infill properties develop with uses
and development intensities supporting a cohesive development pattern.
Allow a range of mixed-use centers in strategic locations that maximize access to commercial
services from transit and residential areas.
Maintain and enhance the Village as a center for residents and visitors with commercial,
residential, dining, civic, cultural, and entertainment activities.
Develop a distinct identity for the Village by encouraging a variety of uses and activities, such
as a mix of residential, commercial, office, restaurants and specialty retail shops, which
traditionally locate in a pedestrian-oriented downtown area and attract visitors and residents
from across the community by creating a lively, interesting social environment.
Encourage the provision of lower and moderate-income housing to meet the objectives of the
Housing Element.
Encourage residential uses mixed in conjunction with commercial development on
commercially designated sites and within the Village.
Encourage medium to higher density residential uses located in close proximity to commercial
services, employment opportunities and major transportation corridors.
Seek an increased presence of both residents and activity in the Village with new
development, particularly residential, including residential as part of mixed-use development,
as well as commercial, entertainment and cultural uses that serve both residents and visitors.
Promote new investment by allowing opportunities for medium and high-density infill
residential development, strategically located in the neighborhood consistent with the Land
June 5, 2024 Item #1 157 of 269
Use Map. Ensure that development is designed to enhance neighborhood quality, character,
and vitality, and is sensitive to historic and cultural resources.
The General Plan Land Use and Community Design Element identifies specific planning areas on the city's Land
Use Map. The V-B (Village-Barrio) land use designation is a land use category defined in the General Plan that
is applied in the village area where comprehensive planning is important to achieve a desired vision. The Village
and Barrio Specific Plan (discussed further below) implements this designation and identifies the permitted
and conditionally permitted land uses for the village area, as well as residential densities permitted. The
residential designations provide for a range of housing types and densities. Densities are stated as number of
dwelling units per acre of developable land. Residential development is required to be within the development
range as identified in the Village and Barrio Master Plan Land Use Map. The maximum density permitted in the
Freeway Commercial (FC) district is 35 dwelling units per acre, unless otherwise preempted by State law. The
Project site is 4.12 acres. The maximum density allowed is 145 units (4.12-acres multiplied by 35 dwelling units
per acre= 144.2 or 145 units). State law encourages cities to provide affordable housing through incentives to
developers (i.e., State Density Bonus Law). State Density Bonus Law allows a developer to increase density on
a property above the maximum density in exchange for the provision of affordable housing. In this instance
the Project proposes 218 units. Density Bonus Law stipulates that a request for a density bonus does not
constitute a valid basis on which to find a proposed housing development project is not compliant with a
general plan. In addition, State Density Bonus Law explicitly requires the city to consider "the density allowed
under the land use element of the general plan" in determining maximum allowable residential density.
Therefore, the proposed density of the Project is deemed compliant with the land use density designation of
the General Plan.
Noise Element Consistency
The Noise Element of the City's General Plan includes policies that are designed to ensure protection from
noise for sensitive uses. The Noise Element provides acceptable limits of noise for various land uses for both
exterior and interior environments from transportation sources. The noise levels associated with exterior
roadway traffic were modeled according to the City's Noise Guidelines.
Exterior Use Areas
The Project would include outdoor usable space within multiple interior courtyards. Due to sound-blocking
acoustical shielding afforded by the onsite positions and multi-floor structural arrangement of the proposed
Project buildings, these exterior use areas will not be subject to noise exposure levels which exceeds the
City's 65 dBA CNEL standard. Locations and orientations of the exterior spaces are compatible with better
noise-sensitive site design recommendations appearing in Figures V-1 and V-2 of the City's Noise Guidelines
Manual (City of Carlsbad 2013b).
Interior Spaces
Pursuant to Chapter 18.04.080 of the Carlsbad Municipal Code, any new residence or addition of one or more
habitable rooms to an existing residence located within the noise impact boundary of an airport or freeway
must be designed to ensure that internal noise levels due to airport or freeway operations do not exceed 45
dB. This standard may be satisfied by performing the acoustical analysis or by employing the prescribed
construction methods described in this section. The Project would not be built without adequately
demonstrating compliance with the California Building Code, as locally amended.
June 5, 2024 Item #1 158 of 269
Modeling was also performed to determine interior noise levels from street-facing units of the Project. An
assessment was conducted on street-facing units intended for residential occupation since the facade noise
levels were modeled above 60 dBA CNEL. As a Project design feature, glass assemblies would require a closed
window condition to reduce the interior noise levels below the City's 45 dBA CNEL threshold. Therefore,
mechanical ventilation (e.g., air conditioning) will be installed in impacted street-facing units to move air within
the structure and control temperature when windows are closed. Once the final architectural plans are
available, a final interior noise assessment will be conducted to ensure interior noise reductions are met.
Airport Noise
There are no airports or private airstrips within the vicinity of the Project. The nearest airport is the Carlsbad
McClellan-Palomar Airport which is approximately 4.0 miles southeast of the Site. Further, the Project is
outside all CNEL noise contours from the McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP)
included in the General Plan.
Therefore, the Project is consistent with the applicable policies included in the Noise Element of the General
Plan.
City of Carlsbad Housing Element Consistency
The Housing Element of the City's General Plan provides the City with long-term goals, policies and programs
for promoting the production and conservation of safe, decent, and affordable housing within the community.
The Project is consistent with many of the goals and policies of the Housing Element:
Goal G.l.
Policy P.4.
Policy P.7.
Goal G.2.
Policy P .16.
Housing Opportunities. New housing developed with diversity of types, prices, tenures,
densities, and locations, and in sufficient quantity to meet the demand of anticipated city and
regional growth and to meet or exceed the city's established Regional Housing Needs
Allocation (RHNA).
Encourage increased integration of housing with nonresidential development where
appropriate and where residential development can be implemented in a way that is
compatible with existing and planned uses.
Encourage distribution of development of affordable housing throughout the city to avoid
over concentration in a particular area, excluding areas lacking necessary infrastructure or
services.
Housing Implementation. Sufficient new, affordable housing opportunities in all quadrants of
the city to meet the needs of current lower-and moderate-income households and those with
special needs, and a fair share proportion of future lower-and moderate-income households.
Address the unmet housing needs of the community through new development and housing
that is set aside for lower-and moderate income households consistent with priorities set by
the Housing Services Division, in collaboration with the Planning Division, and as set forth in
the city's Consolidated Plan.
June 5, 2024 Item #1 159 of 269
Policy P.17.
Program 1.8:
Encourage the development of an adequate number of housing units suitably sized to meet
the needs of lower-and moderate income larger households.
Mixed Use. The city will encourage mixed-use developments that include a residential
component that provides housing for lower-and moderate-income households ... Major
commercial centers should incorporate, where appropriate, mixed commercial/residential
uses, with a focus on the production of lower-income units.
A measure of compliance with state housing element law is the ability of a jurisdiction to accommodate its
share of the region's housing needs. The State Department of Housing and Community Development (HCD)
projected a need for 171,685 new housing units in the San Diego region for an 8.8-year projection period
between June 30, 2020 and April 15, 2029. The City of Carlsbad's share of the RHNA is 3,873 units and is
allocated among the following income distribution:
Very Low-income: 1,311 units (34 percent)
Low-income: 784 units (20 percent)
Moderate Income: 749 units {19 percent)
Above Moderate Income: 1,029 units (27 percent)
The Project would develop a mixed-use multifamily and commercial development on an underutilized
infill/housing site. The Project has a proposed density of approximately 53 dwelling units per acre (du/acre),
and the Project applicant continues to work with the City to determine the percentage of low-, very low-, or
moderate-income housing units that will be included in order to qualify for the incentives/concessions and
waivers allowed under the State Density Bonus Law. 218 new multifamily residential units, including very low-
income units, would be added to the City's housing stock.
As discussed above, the Project would be developed consistent with the Village-Barrio (V-B) General Plan land
use designation in the City's General Plan, the Freeway Commercial (FC) designation in the Village and Barrio
Master Plan and is consistent with the goals, policies, and programs of the City's Housing Element. Therefore,
the proposed Project would meet this criterion.
Village and Barrio Master Plan
The Project site is in an area governed by the Carlsbad Village and Barrio Master Plan (Master Plan). Goals and
policies have been established for the Master Plan to reinforce the vision. The Master Plan area encompasses
much of the area west of Interstate 5 between Oak Avenue and Laguna Drive and extends to the Pacific Ocean
along Garfield Avenue and parts of Ocean Street. The Master Plan goals and policies fall into four categories,
Land Use and Community Character, Mobility and Parking, Connectivity, and Placemaking. The Master Plan
carries out the policies of the General Plan by classifying and regulating the types and intensities of
development and land uses within the Village and Barrio planning area, ensuring that they are consistent with
the policies and objectives of the General Plan. The Project would be developed consistent with the
development standards set forth in the City's Municipal Code which includes development standards and
regulations for the Freeway Commercial District (FC) of the Master Plan, as described further below. Based on \ the provision of 15% VLI units, the Project is also eligible for a SO percent market rate density bonus as well as
incentives/concessions and waivers of development standards permitted by the State Density Bonus Law
(Government Code section 65915 et. seq.).
June 5, 2024 Item #1 160 of 269
Land Use and Community Character
Goal A.l.
Goal A.2.
Goal A.5.
Goal B.l.
Support a dynamic mix of uses and facilities, including a commercial center, mixed and
standalone residential uses, and new, inviting public spaces.
Encourage mixed use development projects in the Village Center, with an emphasis on
pedestrian-oriented retail uses on the ground floor, and office, other non-residential, and
residential uses on the upper floors.
Locate residential uses within convenient walking and cycling distance of the Carlsbad Village
Station.
Encourage a range of housing types, including medium density single-family, two-family and
small scale multi-family development in the Barrio center, and higher density multi-family
housing in the perimeter, consistent with the General Plan Land Use Map.
Mobility and Parking
Goal A.l.
Placemaking
A.4.
B.l.
Capitalize on the Village and Barrio's proximity to the Carlsbad Village Station by improving
sidewalks and bicycle facilities on city streets leading to the transit center and by improving
adjacent public alleys.
Ensure that new development creates a continuous and interesting fac;:ade along the street
with an emphasis on pedestrian-scaled features.
Integrate plazas, courtyards, outdoor seating or dining areas, and other semi-public spaces
into new development, where feasible.
The Project would develop a new mixed-use multifamily and commercial development with 218 multifamily
residential units and 13,800 square feet of neighborhood serving commercial uses. Multifamily, commercial,
and mixed uses are permitted in the FC District. The Project would provide residential uses that enables
residents to walk to nearby public transit and to the amenities of the Village and Barrio area, and commercial
uses that would provide ground floor pedestrian-orientated retail.
The maximum density permitted in the FC district is 35 dwelling units per acre. A project that meets the
eligibility requirements of the State Density Bonus Law is entitled to a density bonus, incentives/concessions,
development standard waivers, and reduced parking ratios (Government Code, section 65915 et. seq.)). The
Project application indicates that 15% of the Project's base density, would be set aside for VU housing to
comply with State Density Bonus Law and the Project's provision of affordable units allows up to a 50 percent
density bonus (Gov. Code§ 65915(f)(2)), resulting in a proposed density of 53 du/ac (including density bonus
units). Therefore, the proposed density of 53 units per acre would be consistent with the FC district standards
of the Master Plan, the State Density Bonus Law and the City's Density Bonus Implementing Ordinance
(Carlsbad Municipal Code Chapter 21.86).
Site Size and Location/Surrounding Land Uses: The proposed development occurs within City limits on a
Project site of no more than 5 acres substantially surrounded by urban uses.
June 5, 2024 Item #1 161 of 269
The Project site is located entirely within the City of Carlsbad, on a site that is 4.12 acres and is surrounded by
established commercial and multi-family residential urban uses. The Project site is within the Village and Barrio
neighborhood which lies between Carlsbad State Beach and the Interstate (1-5) freeway. The Project is in a
transit priority area and is served by the North County Transit District (NCTD) bus service; the nearest bust stop
to the Project site is located at the northwest corner of the Project site along Carlsbad Village Drive which
serves route 315. Further, the Project is within 0.5 miles of the Carlsbad Village Station, a major transit stop as
defined by Public Resources Code §21064.3.
Land uses surrounding the Project site are described as follows:
North
The Project site is bordered directly to the north by Carlsbad Village Drive and 1-5. Further to the north is a 4-
story mixed-use residential and commercial building, and a mix of commercial and multifamily development.
East
The Project site is bordered directly to the east by 1-5. Further to the east, is a mixture of commercial and single-
and multi-family development.
South
The Project site is bordered directly to the south by Oak Avenue; past this road are a variety of multifamily residential
uses.
West
The Project site is bordered directly to the west by an unnamed public alley. Across the alley is The Harding
Community Center and commercial development. Further to the west are a variety of locally serving
commercial and restaurant uses.
As demonstrated, the Project site is substantially surrounded by urban uses and therefore meets the criteria
for site size and location.
Habitat: The Project site has no value as habitat for endangered, rare, or threatened species.
The Project site and adjacent properties are highly developed and surrounding land uses include a mix of
commercial, office, and residential uses. The site is almost completely covered with existing pavement or
structures; it is developed with several commercial buildings and surface parking lot. Vegetation on the site is
limited to a row of decorative trees scattered throughout the Project site that are not known to support any
candidate, sensitive, or special-status species. No native habitat is located on the Project site or on adjacent
properties. Based on the urbanized nature of the Project site and adjacent properties, in conjunction with a
lack of suitable habitat for special-status species, the Project site has no value as habitat for endangered, rare,
or threatened species and thus meets the Class 32 categorical exemption criteria for lack of habitat.
Furthermore, the site is not within mapped areas of potential critical habitat as depicted in the City's General
Plan. For these reasons, the Project has no value as habitat for endangered, rare, or threatened species.
June 5, 2024 Item #1 162 of 269
Traffic, Noise, Air Quality, & Water Quality: Approval of the Project would not result in any significant effects
relating to traffic, noise, air quality, or water quality.
Traffic
The City's VMT Analysis Guidelines (City of Carlsbad 2022) provides a VMT analysis screening criteria for
development projects, which identifies the level of VMT analysis methodology, level of significance, and
mitigation based on the development's trip generation, the type of development, the location of the
development within a transit priority area, and other elements. A Vehicle Miles Traveled (VMT) Screening
Memorandum (Attachment A) was prepared by Linscott, Law, and Greenspan Engineers in compliance with
California Senate Bill 743 and the City's guidelines. Per the City of Carlsbad VMT Analysis Guidelines, residential,
retail, or office projects or projects that have a mix of those uses whose project site boundaries are within one
half mile of an existing or planned major transit stop or a stop/transit center along a high-quality transit corridor
would be presumed to have a less than significant transportation impact. In the City of Carlsbad and per City
VMT Analysis Guidelines, this would only apply to projects within one half mile of the Carlsbad Village Station
or Carlsbad Poinsettia Coaster Station, as well as projects within one-half mile of the Plaza Camino Real transit
center. The proposed project is within one-half mile of Carlsbad Village Station. Further, the Project would
result in a net decrease of 4,802 average daily car trips as compared to the existing commercial uses. Therefore,
the Project is presumed to have a less than significant traffic impact provided there is no other evidence
suggesting a VMT impact.
Since the Project includes the removal of existing local serving uses that may not have substitutes available in
the Carlsbad Village area at the time of this analysis, specifically the grocery store and hardware store uses,
additional quantitative analysis was performed to further demonstrate that the Project will not result in a net
increase in VMT. To calculate the net change in total VMT, the total VMT to be generated by the proposed
Project land uses was deducted from the total VMT generated by the existing shopping center. In addition, and
in the interest of producing the most conservative analysis, because the existing shopping center provides
certain neighborhood-serving retail uses which will be removed that may not have substitutes available in the
Carlsbad Village area, specifically the grocery and hardware store uses, a portion of these trips are considered
"displaced" to substitute locations and additional VMT associated with these displaced trips were also
considered and added as a part of the Project VMT. As shown in Table 1, the existing shopping center is
estimated to generate 45,786 daily VMT. The proposed Project's VMT reducing land uses, which include infill
housing, affordable housing and new neighborhood serving commercial uses, plus the displaced trip VMT
calculated totals 25,397 VMT. This is a reduction of 20,389 VMT compared to the existing site. Per City of
Carlsbad VMT Analysis Guidelines, redevelopment projects that generate less VMT than the existing project
they are ~eplacing would be presumed to have a less than significant impact on VMT. Given that the proposed
Project is close to transit, reduces total VMT, and is providing less than 50,000 square feet of neighborhood
serving commercial uses, no significant VMT impact is triggered.
Table 1. Redevelopment VMT Quantitative Analysis
I Land Use I Quanmy
Daily Volumes (ADT)
I
Total
Type '
ATLa VMT
Project Residential 218 DU 6/DU 1,308 10.5-13,734
Market 5.8 KSF 150/KSF 870 6.5 5,655
Quality Restaurant 6 KSF 100/KSF 600 6.5 3,900
June 5, 2024 Item #1 163 of 269
Retail/ Strip Commercial 2 KSF 40/KSF 80 6.5 520
Subtotal Project --2,858 -23,809
Internal Captureb --616 -5,132
Project External Trips --2,242 -18,677
Displaced Hardware Store (displaced) 9 KSF 60 /KSF 540 4.0 2,160
Grocery Store (displaced) 19 KSF 120 /KSF 2,280 2.0 4,560
Total Project+ Displaced -
-
-
-
25,397
Existing Shopping Center 58.7 KSF 120/KSF 7,044 6.5 45,786
(to be removed)
Net Change in VMT -20,389
Notes:
Average trip lengths from Streetlight Data platform. See Attachment B.
b Internal capture estimated using NCH RP 8-51 Internal Trip Capture Estimation Tool. VMT reduction calculated by multiplying
captured ADT by weighted average t rip length of unadjusted Project trips.
In conclusion, the proposed Project meets the City of Carlsbad Screening Criteria and is therefore calculated to
have a less than significant transportation VMT impact per the City's guidelines.
Noise
A noise impact analysis (report) has been prepared by Dudek (Attachment B). The report assesses potential
noise impacts that could occur under the Project. The report included the following components:
documentation of existing noise conditions, discussion of noise modeling methodology and procedure, and
analysis of construction noise, traffic noise, and onsite stationary noise sources (e.g., outdoor-exposed rooftop
HVAC systems and low-speed parking garage traffic).
Through noise modeling and analysis, the report concluded that noise impacts related to Project construction
would be less than significant and that mitigation would not be required.
Although neither the City's Municipal Code or its Noise Guidelines offer a quantitative decibel limit for
construction noise, within allowable construction hours per the City of Carlsbad General Plan Noise Element
(City of Carlsbad 2015), a relative threshold is utilized herein to evaluate a potential construction noise impact
at an NSR (i.e., residential land use) of up to a 10 dB increase over existing ambient sound level, akin to CEC
assessment of potentially significant impact for long-duration changes to the outdoor sound environment.
Because the Project Site is already characterized by existing outdoor ambient levels ranging from 67 to 68 dBA
Leq, this means that construction noise would be considered a significant impact if greater than the position-
dependent existing sound level by more than 10 dB. In other words, based on these measured outdoor ambient
Leq samples, the allowable construction noise levels would be 77 to 78 dBA hourly Leq values. For context,
these construction noise magnitudes· are slightly less than the 80 dBA noise threshold that FTA guidance
recommends at the exterior of a receiving residence.
The report states that construction could temporarily increase noise levels at nearby offsite residential land
uses, but such increases would be less than 10 dB.
' Further, in accordance with City of Carlsbad Municipal Code Section 8.48.010, the City restricts the times of
day when construction may occur. Construction is anticipated to occur over a single phase lasting between 20
June 5, 2024 Item #1 164 of 269
and 24 months and would result in temporary increases in noise levels in the Project area on an intermittent
bash. Construction of the Project would take place within the hours specified in the City's Municipal Code.
Table 2. Predicted Construction Noise at Indicated Receptors per Activity Phase
Predicted Construction Noise
Construction Phase (dBA, hourly Leq) at the NSR
(and Equipment Types Involved) STl
Construction Noise Threshold* 77.1
Demolition (concrete saw/industrial saw, rubber-tired dozer, 71.2
excavator)
Site preparation (dozer, tractor, loader, backhoe) 69.1
Grading (excavator, grader, rubber-tired dozer, tractor, loader, 70.4
backhoe)
Building construction (crane, forklift, generator set, tractor, loader, 67.7
backhoe, welder)
Paving (cement and mortar mixer, paver, paving equipment, roller, 71.8
tractor, loader, backhoe)
Architectural coating (air compressor) 58.5
Do any predicted phase noise levels exceed the threshold? no
Notes: Leq = equivalent noise level; dBA = A-weighted decibels; NSR = noise-sensitive receptor.
* 10 dB greater than the measured sample of outdoor ambient noise level at the NSR.
ST3
77.6
71.7
69.5
70.9
68.2
72.2
58.9
no
I
As presented in Table 2, the estimated construction noise levels are predicted to be as high as 72 dBA Leq hourly
Leq at the nearest NSR during site demolition and paving phases. Although these nearby occupied properties to
the north and south of the Project would be exposed to elevated construction noise levels, the increased noise
levels would typically be relatively short term and, as shown in Table 2, represent a temporary and less than
10 dB increase of the outdoor ambient sound level. Thus, construction-related noise impacts would be
considered less than significant.
The report also modeled noise impacts from changes to nearby roadway traffic from the Project on off-site
receptors. The modeling concluded that changes in noise would be a nominal amount (less than 1 dBA
reduction) and would thus be considered less than significant.
The report further explains that onsite operational noise sources associated with the Project would include
those from the planned above-ground five-level parking garage (i.e., vehicles arriving and leaving, occasional
vehicle horns and alarms), background music playback and adults conversing at common areas (e.g., pool and
fifth-floor exposed decks), and outdoor-exposed rooftop HVAC equipment. Onsite Project noise events would
also include occasional delivery trucks, trash pick-up trucks, and landscape equipment; however, these are
intermittent short-duration sound sources that are already part of the pre-Project existing environment. The
report concludes that the aggregate operational noise does not exceed the City of Carlsbad daytime or
nighttime exterior noise level standards for non-transportation noise sources.
\ For these reasons, the report concludes that noise impacts related to Project construction, traffic, and
operation would be less than significant.
June 5, 2024 Item #1 165 of 269
Air Qual ity
An air quality technical memorandum has been prepared by Dudek (Attachment C). The construction analysis
includes demolition of the existing commercial buildings, removal of existing pavement, and construction of
the proposed new commercial buildings, and the operational analysis includes operational activities associated
with the residential development.
Construction and operational emissions in the technical memorandum were analyzed for both regional and
local air quality impacts though the use of the California Emissions Estimator Model (CalEEmod) computer
modeling software. The Project's potential impacts to air quality and GHG were quantified using CalEEMod and
compared to the CEQA thresholds of significance. Based upon this modeling and the estimated maximum daily
construction emissions associated with construction of the Project were less than significant for all criteria air
pollutant emissions as shown in Table 3.
Table 3. Estimated Maximum Daily Construction Criteria Air Pollutant Emissions
• • • •
Year Pounds per Day
2024 1.42 24.82 44.14 0.10 6.14 3.12
2025 1.13 14.2 26.14 0.05 1.65 0.50
2026 18.75 25.94 45.10 0.08 2.33 0.79
Maximum 18.75 25.94 45.10 0.10 6.14 3.12
SDAPCD threshold 137 250 550 250 100 55
Threshold exceeded? No No No No No No
Notes: VOC = volatile organic compound; NO,= oxides of nitrogen; CO= carbon monoxide; SO,= sulfur oxides; PM 1o = coarse
particulate matter; PM2.s = fine particulate matter; SDAPCD = San Diego Air Pollution Control District.
See Appendix A for complete results.
The values shown are the maximum summer or winter daily emissions results from CalEEMod.
As shown in Table 3, daily construction emissions for the Project would not exceed SDAPCD's significance
thresholds for VOCs, NOx, CO, SOx, PM10, or PM2.s. Therefore, the Project would result in a less than significant
impact.
Further, for operational emissions, the net maximum daily operational emissions would not exceed thresholds
for any criteria air pollutant emissions as shown in Table 4 and 5.
I
Table 4. Estimated Maximum Daily Operational Criteria Air Pollutant Emissions -Existing
Land Uses
Source Pounds per Day
Area 1.39 <0.01 0.02 0 <0.01 <0.01
Energy <0.01 0.04 0.03 <0.01 <0.01 <0.01
Mobile 9.08 8.25 71.86 0.14 15.66 4.24
Total 10.47 8.29 71.91 0.14 15.66 4.24
June 5, 2024 Item #1 166 of 269
Notes: voe= volatile organic compound; NOx = oxides of nitrogen; CO= carbon monoxide; SOx = sulfur oxides; PM10 = coarse
particulate matter; PM2.s = fine particulate matter; SDAPCD = San Diego Air Pollution Control District. <0.01 = reported value is
less than 0.01.
See Appendix A for complete results.
The values shown are the maximum summer or winter daily emissions results from CalEEMod.
Table 5. Estimated Maximum Daily Operational Criteria Air Pollutant Emissions -Net
Project Emissions Compared to SDAPCD Thresholds
I I • I -Source Pounds per Day I
Area 7.02 0.21 18.00 <0.01 0.10 0.10
Energy 0.08 0.74 0.46 <0.01 0.06 0.06
Mobile 7.57 6.94 60.47 0.12 13.29 3.60
Total 14.67 7.89 78.93 0.12 13.45 3.76
Net {Project -Existing) 4.20 -0.40 7.02 -0.02 -2.21 -0.48
SDAPCD threshold 137 250 550 250 100 55
Threshold exceeded? No No No No No No
Notes: voe= volatile organic compound; NOx = oxides of nitrogen; CO= carbon monoxide; SOx = sulfur oxides; PM10 = coarse
particulate matter; PM2.s = fine particulate matter; SDAPCD = San Diego Air Pollution Control District. <0.01 = reported value is
less than 0.01.
See Appendix A for complete results.
The values shown are the maximum summer or winter daily emissions results from CalEEMod.
As shown in Table 5, the net maximum daily operational emissions would not exceed SDAPCD's thresholds for
VOCs, CO, NOx, SOx, PM10, or PM2.s during the operation of the Project. Therefore, the Project would result in a
less than significant impact.
Tables 6 and 7 shows the annual operational emissions estimated for the existing land uses and the
Project, respectively.
Table 6. Estimated Annual Operational Criteria Air Pollutant Emissions-Existing Land Uses
Source Tons per Year
Area 0.25 <0.01 <0.01 0 <0.01 <0.01
Energy <0.01 0.01 0.01 <0.01 <0.01 <0.01
Mobile 1.24 1.17 10.10 0.02 2.21 0.60
Total 1.49 1.18 10.11 0.02 2.21 0.60
Notes: VOC = volatile organic compound; NOx = oxides of nitrogen; CO= carbon monoxide; SOx = sulfur oxides; PM10 = coarse
particulate matter; PM2.s = fine particulate matter; SDAPCD = San Diego Air Pollution Control District. <0.01 = reported value is
less than 0.01.
See Appendix A for complete results.
June 5, 2024 Item #1 167 of 269
'
Table 7. Estimated Annual Operational Criteria Air Pollutant Emissions-Net Project
Emissions Compared to SDAPCD Thresholds
Source Tons per Year
Area 1.23 0.02 1.62 <0.01 0.01
Energy 0.02 0.14 0.08 <0.01 0.01
Mobile 1.122 1.09 9.34 0.02 2.08
Total 2.37 1.25 11.04 0.02 2.10
Net {Project -Existing) 0.88 0.07 0.93 0 -0.11
SDAPCD threshold 13.7 40 100 40 15
Threshold exceeded? No No No No No
I
0.01
0.01
0.57
0.59
-0.01
10
No
Notes: VOC = volatile organic compound; NOx = oxides of nitrogen; CO= carbon monoxide; SOx = sulfur oxides; PM10 = coarse
particulate matter; PM2.s = fine particulate matter; SDAPCD = San Diego Air Pollution Control District. <0.01 = reported value is
less than 0.01.
See Appendix A for complete results.
As shown in Table 7, the annual operations emissions for the Project do not exceed SDAPCD's significance
thresholds for VOCs, CO, NOx, SOx, PM10, or PM2.s. Therefore, the Project would result in a less than significant
impact.
Further in analyzing cumulative impacts, the Project would not result in a cumulatively considerable
contribution to regional ozone concentrations or other criteria pollutant emissions. Cumulative impacts would
be less than significant for the Project.
Water Quality
The Project is not anticipated to have a substantial adverse effect on water quality. CEQA threshold questions
pertaining to water quality (from Appendix G of the CEQA Guidelines) are addressed below.
Would the Project violate any water quality standards or waste discharge requirements or otherwise
substantially degrade surface or ground water quality?
Construction
The Project site is located within a developed urbanized and commercial area and does not contain any
streams, rivers, or waterbodies.. Construction activities associated with the Project are subject to
implementation of stormwater BMPs. To avoid adverse impacts on water quality, the applicant and their
construction contractors would be required to conduct construction activities in accordance with the statewide
Construction General Permit (Order No. 2022-0057-DWQ/CAS000002, as amended). This would include
compliance with the Phase I Regional Municipal Separate Storm Sewer System (MS4) Permit (NPDES Permit
No. CAS0109266), which requires regulation of surface water quality.
In addition, pursuant to the City's Municipal Code Chapter 15.16, grading activities would be required to be
performed in compliance with the NPDES requirements and must implement BMPs prior to commencement
of grading activities. Compliance with all applicable federal, state, and local requirements concerning the
handling, storage, and disposal of hazardous waste would reduce the potential for the release of contaminants
June 5, 2024 Item #1 168 of 269
into the groundwater and would not cause a violation of regulatory water quality standards related to surface
water or groundwater. Further, implementation of BMPs to minimize erosion and sedimentation would ensure
that Project construction would not substantially degrade surface or groundwater quality.
Operation
Project operations would not introduce any significant industrial discharges, and therefore, would not violate
any water quality standards or waste discharge requirements related to non-stormwater discharges. Under
current conditions, the Project site produces nonpoint source pollutants associated with stormwater runoff.
The existing Project site is developed with several commercial structures that would be demolished prior to
Project construction. The site is primarily impervious, and the existing drainage is a sheet flow from the parking
lot (impervious area). Under current conditions, approximately 93.6% of the Project site is paved and
impervious. The primary stormwater pollutants that may occur under existing conditions are spilled or leaked
petroleum products from parked vehicles on the site, household hazardous materials used for maintenance
and cleaning at the existing and proposed commercial buildings, and sediments from landscaping planters.
During redevelopment of the Project site, modern stormwater runoff design requirements and operational
practices would be required pursuant to City regulatory requirements. Compliance with such requirements
may reduce the volume of stormwater runoff from the site and would likely improve the quality of such runoff.
A Stormwater Quality Management Plan (SWQMP) shall accompany all development permit applications.
Therefore, the Project would capture and convey stormwater consistent with applicable regulations and would
not substantially degrade surface or groundwater quality.
Upon Project implementation, the site would be covered with two five-story residential structures, two single-
story commercial structures, a five-story parking structure, and landscaped areas. Stormwater collected onsite
would be directed to onsite stormwatertreatment BMPs in accordance with the City's BMP Design Manual and
would comply with the City's stormwater regulations.
Would the Project substantially alter the existing drainage pattern of the site or area, including through the
alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner
which would result in substantial erosion or siltation on-or off-site or create or contribute runoff water which
would exceed the capacity of existing or planned stormwater drainage systems or provide substantial
additional sources of polluted runoff?
Onsite drainage patterns are expected to remain substantially the same following Project construction. The
existing development of paved surface will be removed and replaced with new pavement surface.
The Project site does not contain any streams, rivers, or waterbodies. Upon compliance with the regulatory
requirements described above, the proposed Project is not anticipated to result in substantial erosion of
siltation, to increase the rate or amount of surface runoff from the site or create runoff that would exceed the
capacity of the stormwater drainage system. Due to the developed nature of the Project site and required
compliance with existing regulations, any alterations to the existing drainage pattern on the Project site would
not result in significant, adverse impacts.
June 5, 2024 Item #1 169 of 269
Would the Project conflict with or obstruct implementation of a water quality control plan or sustainable
groundwater management plan?
In 2014, California enacted the Sustainable Groundwater Management Act (SGMA) to bring the state's
groundwater basins into a more sustainable regime of pumping and recharge. The legislation provides for the
sustainable management of groundwater through the formation of local groundwater sustainability agencies
and the development and implementation of Groundwater Sustainability Plans (GSPs). In San Diego County,
the State has designated three of the County's groundwater basins as medium-or high-priority and subject to
SGMA, including the Borrego Valley (Borrego Springs Subbasin)', San Luis Rey Valley (Upper San Luis Rey Valley
Subbasin), and San Pasqual Valley (San Diego County Planning and Development Services 2021), none of which
underlie the project site.
As noted above, the Project is not expected to violate any water quality standards, and measures would be
taken both during construction and throughout operation to prevent potential contaminants from leaving the
site by runoff. Through compliance with Regional Water Quality Control Board requirements and
implementation of a SWPPP (construction phase), the Project would not conflict with or obstruct
implementation of the San Diego Sustainable Groundwater Management Act. Thus, the proposed Project
would not result in substantial conflict nor obstruction of the implementation of a water quality control plan
or sustainable groundwater management plan. Additionally, the Project site is primarily impervious under
existing conditions and is not considered a significant groundwater recharge area. Therefore, no significant,
adverse impacts would be caused due to conflict with a water quality control plan or sustainable groundwater
management plan.
Summary
In conclusion, development of the proposed Project has been evaluated for its potential to result in significant
effects relating to traffic, noise, air quality, and water quality. No significant effects were identified, as
described above and further substantiated in Attachments A, B, and C to this memorandum. As such, the
Project meets the Class 32 categorical exemption criteria for not having significant impacts to traffic, air quality,
noise, or water quality.
Utilities & Public Services: The Project site can be adequately se rved by all required
utilities and public services.
The Project is located in an infill urban area served by existing public utilities and services and is situated on a site
previously developed with a commercial shopping center.
A Water Study was prepared by Dexter Wilson Engineering (Attachment D). Water service to the Project will
be provided by the Ca rlsbad Municipal Water District. There is an existing 8-inch public water line south of the
Project in Oak Avenue and an existing 6-inch water line north of the Project in Carlsbad Village Drive east of
Harding Street that increases to an 8-inch water line east of the fire hydrant near the northeast corner of the
Project Site. The Project will connect to the existing public water lines in Carlsbad Village Drive and Oak Avenue.
The Project will upsize the Carlsbad Village Drive water pipeline along the Project's frontage to an 8-inch
diameter to be consistent with the City's standard engineering design criteria outlined in the City of Carlsbad
Engineering Standards -Volume 2 (2022).
June 5, 2024 Item #1 170 of 269
A Sewer Study was prepared by Dexter Wilson Engineering (Attachment E). Existing public sewer service to the
site is provided by the City of Carlsbad. The Project proposes to con'nect to the existing sewer line in Carlsbad
Village Drive near the northwest corner of the Project site. Wastewater from the existing sewer line in Carlsbad
Village Drive is conveyed west to Harding Street, north in Harding Street to Grand Avenue, then west in Grand
Avenue to the existing trunk sewer in Jefferson Street.
Using temporary sewer flow monitoring data provided by the City, the flow depth criteria for 12" and smaller
diameter sewer mains is exceeded under pre-project conditions (without the addition of project flows) and,
therefore, the existing 6-inch sewer line in Carlsbad Village Drive, from Harding Street to the northeast corner
of the project site requires upsizing to an 8-inch sewer line and the existing 10-inch sewer line in Harding Street,
from Carlsbad Village Drive to Grand Avenue requires upsizing to a 12-inch sewer line based on the City of
Carlsbad Engineering Standards -Volume 2 (2022). The Project's cost contribution to construct a larger pipe
will be based on the proportionate share of Project Equivalent Dwelling Units ("EDUs") in accordance with Title
13 of the Carlsbad Municipal Code (13.08.035 and 13.08.040).
When Project flows are further evaluated for the Master Plan buildout condition, which assumes all sites
contributing to the sewer basin are developed to the maximum densities allowed for the zoning assumed in
the 2019 Sewer Master Plan, the analysis also shows that the existing 10-inch sewer main in Harding Street
between Carlsbad Village Drive and Grand Avenue requires upsizing to a 12-inch sewer line based on City
engineering standards.
Therefore, the Project site, which has been previously developed, can and will be served by all public utilities
and services with the proposed improvement of the water and sewer systems and is consistent with the
General Plan. Therefore, the Project meets this requirement.
CEQA Section 15300.2: Exceptions to the Use of Categorical Exemptions
There are five exceptions that must be considered in order to find a project exempt under Class 32:
(a) Cumulative Impacts. All exemptions for these classes are inapplicable when the cumulative impact of
successive projects of the same type in the same place, over time is significant.
There is no evidence to conclude that significant impacts will occur based on past project approvals or that the
proposed Project's impacts are cumulatively considerable when evaluating any cumulative impacts associated
with construction air quality, noise, transportation, or water quality in the area surrounding the proposed
Project. The Project, and all future projects, will be required to comply with all applicable local, regional, and
state laws, regulations, and guidelines, and as described above, any potential impact cause by the Project's
construction, and operation would continue to be less than significant and would not contribute significantly to
regional cumulative impact in the broader project region.
Therefore, this exception does not apply.
(b) Significant Effect Due to Unusual Circumstances. A categorical exemption shall not be used for an activity
where there is a reasonable possibility that the activity will have a significant effect
on the environment due to unusual circumstances.
June 5, 2024 Item #1 171 of 269
The Project proposes a mixed-use, transit proximate development that includes market rate and affordable
housing with neighborhood serving commercial uses in an area zoned and designated for such development.
The surrounding area is developed with a mixture of residential and commercial uses; as such, the proposed
Project is not unusual in character for the area. The Project site is 4.12 acres and almost entirely covered by
impervious surfaces. Moreover, development of the Project would result in a net reduction in vehicular trips
due to the removal of the existing commercial shopping center. As described above, the proposed Project has
been studied for its potential to cause environmental impacts in a variety of categories, including air quality,
noise, traffic, and water quality. No significant effects were identified in those categories.
As indicated above, the Project would not result in impacts to biological resources as none exist on the Project
site or surrounding area. Also, the Project site is not located in or near a state responsibility area or lands
classified as very high fire hazard severity zones by CALFIRE1. The Project is located with a X Flood Zone as
designated by the Federal Emergency Management Agency2. This designation indicates that the Project area is
subject to inundation by a 0.2-percent-annual-chance flood event; and the area is subject to 1-percent-annual-
chance of flood with average depth less than one foot or with drainage areas of less than one square mile. This
zone designation, and its implications, does not represent an unusual circumstance.
There is no substantial evidence that this Project will cause a significant impact. The Project site has been
designated for residential and commercial development by the City of Carlsbad General Plan and is consistent
with the policies and regulations contained in the Village and Barrio Master Plan. The circumstances of the
Project, which involve redevelopment of an underutilized commercial lot in an infill location near transit with
a new mixed use, mixed income project with complementary neighborhood serving commercial uses, are no
different than the general circumstances of other projects covered by this exemption classification, within the
Master Plan area or elsewhere in the city where this exemption may be applied appropriately. There are no
distinguishing features of the Project that give rise to the reasonable possibility that the Project's size, density
and intensity, bulk and mass, and use will impact the environment as compared to other projects Thus, there
are no unusual circumstances which may lead to a significant effect on the environment, and this exception
does not apply.
(c) Scenic Highways. A categorical exemption shall not be used for a project which may result in damage t.o
scenic resources, including but not limited to, trees, historic buildings, rock
outcroppings, or similar resources, within a highway officially designated as a state
scenic highway.
There are no designated State Scenic Highways in the City of Carlsbad. Therefore, the Project would not create
any impacts within a designated state scenic highway, and this exception does not apply.
(d) Hazardous Waste Sites. A categorical exemption shall not be used for a project located on a site which is
included on any list compiled pursuant to Section 65962.5 of the Government Code.
According to EnviroStor, the State of California's database of Hazardous Waste Sites, the Project site is not
identified as a hazardous waste site. The adjacent property located at 1089 Carlsbad Village Drive, currently
CAL FIRE (California Department of Forestry and Fire Protection). 2022. San Diego County -State Responsibility Area Fire
Hazard Severity Zones. November 21, 2022. Fire Hazard Severity Zones in State Responsibility Area -San Diego County
(ca.gov)
FEMA (Federal Emergency Management Agency). 2022. FEMA Flood Map Service Center, Carlsbad, City of. Effective May
2012 & December 2019. FEMA's National Flood Hazard Layer (NFHL) Viewer (arcgis.com)
June 5, 2024 Item #1 172 of 269
occupied by 7-Eleven, is identified as a hazardous waste site (gas station).3 This facility has one closed LUST
tleanup associated with it.' The government records search indicated that the former gas station at 1089
Carlsbad Village Drive, located immediately north of the Project site, is listed on the State Water Board Leaking
Underground Storage Tank (LUST) database with one case that is indicated as "case closed." However, prior
soil and groundwater contamination has been appropriately treated and did not induce significant impact to
the subsurface environment of the Project site.
There are no active LUST cleanup sites or other sites identified with potential environmental concern within
the immediate vicinity (less than 0.125 miles) of the Project site. According to EnviroStor, no locations in the
neighborhood within close proximity to the Project site are considered to pose any environmental threat to
the subject property.
Therefore, the Project site is not identified as a hazardous waste site and is not in the vicinity of a hazardous
waste site, and this exception does not apply.
(e) Historical Resources. A categorical exemption shall not be used for a project which may cause a substantial
adverse change in the significance of a historical resource.
A historic resources technical report (Attachment F) was prepared by Dudek to determine if the Project would
impact any historical resources pursuant CEQA. The report included the results of a survey of the Project site
by a qualified architectural historian; building development and archival research; development of an
appropriate historic context for the evaluation of the Project site; and recordation and evaluation of one
commercial property over 45 years old for historical significance and integrity in consideration of National
Register of Historic Places (NRHP), California Register of Historical Resources (CRHR), and City of Carlsbad
designation criteria and integrity requirements. The report concluded that none of the buildings on the Project
site are listed or eligible to be listed in any national, state, or local landmark or historic district programs. As
such, development of the Project would not cause a substantial adverse change in the significance of a
historical resource, and this exception does not apply.
Carlsbad Municipal Code Chapter 19.04 -Additional Exceptions to a Categorical
Exemption
Grading and clearing activities affecting sensitive plant or animal habitats, which disturb, fragment or remove
such areas as defined by either the California Endangered Species Act {Fish and Game Code Sections 2050 et
seq.), or the Federal Endangered Species Act {16 U.S.C. Section 15131 et seq.); sensitive, rare, candidate species
of special concern; endangered or threatened biological species or their habitat (specifically including sage
scrub habitat for the California Gnatcatcher); or archaeological or cultural resources from either historic or
prehistoric periods; or
The Project site is located in a developed part of the city and is surrounded by commercial and residential uses.
The Project site is developed with a series of existing buildings which would be demolished and removed during
construction. Vegetation on the site is limited to a row of decorative trees scattered throughout the Project
site that are not known to support any candidate, sensitive, or special-status species. No native habitat is
located on the Project, site or on adjacent properties. Based on the urbanized nature of the Project site and
California Department of Toxic Substances Control. 2022. EnviroStor. Web Mapping Application. Search by map location
"945 Carlsbad Village Drive, Carlsbad, CA." Accessed December 8, 2022. https://envirostor.dtsc.ca .gov/public/.
June 5, 2024 Item #1 173 of 269
adjacent properties, in conjunction with a lack of suitable habitat for special-status species, the Project site has
no value as habitat for endangered, rare, or threatened species and thus meets the Class 32 categorical
exemption criteria for lack of habitat. Furthermore, the site is not within mapped areas of potential critical
habitat as depicted in the City's General Plan4. For these reasons, the Project has no value as habitat for
endangered, rare, or threatened species.
A built environment survey was conducted by Dudek to determine if the Project would impact any historical
resources pursuant CEQA. The report included the results of a survey of the Project site by a qualified
architectural historian; building development and archival research; development of an appropriate historic
context for the evaluation of the Project site; and recordation and evaluation of one commercial property over
45 years old for historical significance and integrity in consideration of National Register of Historic Places
(NRHP), California Register of Historical Resources (CRHR), and City of Carlsbad designation criteria and
integrity requirements. The report concluded that neither the building nor structure on the Project site are
currently listed under any national, state, or local landmark or historic district programs.
A records search was reviewed from the South Coastal Information Center (SCIC) at San Diego State University
(SDSU) to identify previously discovered cultural resources in the Project vicinity (Attachment G). The SCIC
records search was negative for the presence of previously recorded cultural resources within the Project
boundaries. Further, a pedestrian survey of the Project site did not reveal any archaeological or cultural
resources. In addition, the Project site is currently developed with a commercial shopping center. Ther~fore,
the likelihood that intact archaeological or cultural resources exist on the Project site is low due to previous
site disturbance. Furthermore, the Project will be conditioned to require archaeological monitoring of ground-
disturbing activities during Project constructi.on in compliance with standard City regulatory procedures
outlined in the Carlsbad Tribal, Cultural, and Paleontological Resources Guidelines (City of Carlsbad 2017).
Therefore, earth-moving activities associated with the Project would not affect archaeological or cultural
resources from either historic or prehistoric periods and this exception does not apply.
Parcel maps, plot plans and all discretionary development projects otherwise exempt but which affect sensitive,
threatened or endangered biological species or their habitat (as defined above), archaeological or cultural
resources from either historic or prehistoric periods, wetlands, stream courses designated on U.S. Geological
Survey maps, hazardous materials, unstable soils or other factors requiring special review, on all or a portion of
the site. (Ord. NS-593, 2001}
Biological Resources
As discussed above, the proposed Project would not affect sensitive, threatened, or endangered biological
species or their habitat. This exception does not apply.
Cultural Resources
As discussed above, the Project would not affect known archaeological or cultural resources from either
historic or prehistoric periods and the Project will be conditioned to require archaeological and Native
American monitoring of ground-disturbing activities during Project construction in compliance with standard
4 City of Carlsbad. 2015 City of Carlsbad General Plan -Open Space, Conservation, and Recreation Element. Adopted
September 2015. https:j /www.carlsbadca.gov/home/showpublisheddocumenV3424/637 434861099030000
June 5, 2024 Item #1 174 of 269
City regulatory procedures outlined in the Carlsbad Tribal, Cultural, and Paleontological Resources Guidelines
(City of Carlsbad 2017). This exception does not apply.
Wetlands and Streams
As described above, no evidence of vernal pool or wetland features are present on site or in adjacent area.
Further, no streams are located within the vicinity of the site. Thus, this exception does not apply.
Hazardous Materials
Based on the hazardous materials record searches, the Project site is not identified as a hazardous waste site
and no hazardous materials with an "open" cleanup case are located on or in the immediate vicinity of the
Project site.
Further, a Phase I Environmental Site Assessment was completed by GSI Environmental Inc. on August 8, 2023
and concluded the existing site conditions are not a constraint to future mixed-use development. Finally, the
Project will be conditioned to comply with all existing standard applicable regulatory requirements related to
hazardous materials. Therefore, this exception does not apply.
Unstable Soil s
A review of the City's General Plan Safety Element and California Geological Survey's Earthquake Zones of
Required Investigation concluded that the Project site is not located in an area with potential for seismic
hazards.
Conclusion
For the reasons described above, the Project meets all the criteria for a Class 32 Categorical Exemption.
Lead Agency Contact Person: Jason Goff, Senior Planner
Attachments:
Exhibit 1: Vehicle Miles Travelled
Exhibit 2: Noise
Exhibit 3: Air Quality
Exhibit 4: Water
Exhibit 5: Sewer
Exhibit 6: Historical
Exhibit 7: Archeological
Exhibit 8: Paleontogical
Telephone: 442-339-2643
Date
LIST OF ACRONYMS AND ABBREVIATIONS Exhibit 13
This is a list of acronyms and abbreviations (in alphabetical order) that are commonly used in staff
reports.
Acronym Description Acronym Description
APA American Planning Association LCPA Local Coastal Program Amendment
APN Assessor Parcel Number LOS Level of Service
AQMD Air Quality Management District MND Mitigated Negative Declaration
BMP Best Management Practice NCTD North County Transit District
CALTRANS California Department of Transportation ND Negative Declaration
CC City Council PC Planning Commission
CCR Conditions, Covenants and Restrictions PDP Planned Development Permit
CEQA California Environmental Quality Act PEIR Program Environmental Impact Report
CFD Community Facilities District PUD Planned Unit Development
CIP Capital Improvement Program ROW Right of Way
COA Conditions of Approval RWQCB Regional Water Quality Control Board
CofO Certificate of Occupancy SANDAG San Diego Association of Governments
CT Tentative Parcel Map SDP Site Development Plan
CUP Conditional Use Permit SP Specific Plan
DIF Development Impact Fee SWPPP Storm Water Pollution Prevention Program
DISTRICT City Council Member District Number TM Tentative Map
EIR Environmental Impact Report VBMP Village & Barrio Master Plan
EIS Environmental Impact Statement (federal) ZC Zone Change
EPA Environmental Protection Agency
FEMA Federal Emergency Management Agency
GP General Plan
GPA General Plan Amendment
GIS Geographic Information Systems
HCA Housing Crisis Act 2019
IS Initial Study
June 5, 2024 Item #1 175 of 269
ARCHITECTURAL SYMBOLS
DETAIL
BUILDING SECTION
WALL SECTION
INTERIOR ELEVATION
EXTERIOR ELEVATION
ELEVATION MARK
WINDOW MARK
DOOR MARK
WALL TYPE
WORK POINT
NOTE
ACCESSIBLE PATH OF TRAVEL
FENCE
EXIT SIGN
ALIGN FINISHES
SMOKE DETECTOR
COMBINATION SMOKE / CARBON
MONOXIDE DETECTOR
FIRE EXTINGUISHER
AREA DRAIN
FLOOR DRAIN
FLOOR MATERIAL TRANSITION
SECURITY OPENING
1A101
1A101
1A101
A900
A
B
C
D
1A101
1
WPT
SD
FE
FMC
01
AD
FD
CS
PROJECT TEAM
OWNER
GRT CARLSBAD VILLAGE, LLC
11661 SAN VICENTE BLVD, SUITE 850
LOS ANGELES, CA 90049
TEL: 424.291.6582
CONTACT: ANDREW CERRINA
APPLICANT
TOOLEY INTERESTS, LLC
11661 SAN VICENTE BLVD, SUITE 850
LOS ANGELES, CA 90049
TEL: 424.291.6582
CONTACT: ANDREW CERRINA
APPLICANTS REPRESENTATIVE
ATLANTIS GROUP
TEL: 925.708.3638
CONTACT: JONATHAN FRANKEL
ARCHITECT
KFA, LLP
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
TEL: 310.399.7975 x210
CONTACT: GINA WELCH
CIVIL ENGINEER
PROJECT DESIGN CONSULTANTS (BOWMAN COMPANY)
701 B STREET, SUITE 800
SAN DIEGO, CA 92101
TEL: 619.881.3300
CONTACT: MARINA WURST
LANDSCAPE ARCHITECT
GROUNDLEVEL LANDSCAPE ARCHITECTURE, INC
2605 STATE STREET, SUITE B
SAN DIEGO, CA 92103
TEL: 619.325.1990
IAN MORRIS
SOILS ENGINEER
NOVA SERVICES, INC
4373 VIEWRIDGE AVENUE, STE B
SAN DIEGO, CA 92123
TEL: 858.292.7575 x406
CONTACT: TOM CANADY
WATER AND SEWER:
DEXTER WILSON ENGINEERING, INC.
2234 FARADAY AVENUE
CARLSBAD, CA 92008
TEL: 760.438.4422
CONTACT: FERNANDO FREGOSO, P.E.
FIRE CONSULTANT
DUDEK
TEL: 626.204.9830
CONTACT: DOUGLAS NICKLES, SR FIRE PROTECTION SPECIALIST
ARCHITECTURAL ABBREVIATIONS
AT
DIAMETER
ANCHOR BOLT
AIR CONDITIONING
ASPHALT CONCRETE
ACOUSTIC CEILING TILE
AMERICANS WITH DISABILITIES ACT
ADJACENT
ABOVE FINISH FLOOR
ALTERNATE
ALUMINUM
APPROXIMATELY
ARCHITECT, ARCHITECTURAL
BOARD
BRACE FRAME
BLOCK
BEAM
BETWEEN
BUILT-UP ROOF
CABINET
CAST-IN-PLACE
CEILING JOIST
CENTER LINE
CLOSET
CHAIN LINK FENCE
CEILING
CLEAR
CONCRETE MASONRY UNIT
COLUMN
CONCRETE
CONNECTION
CONSTRUCTION
CONTINUOUS
CONTRACTOR
COORDINATE
CARPET
COURSES
CERAMIC TILE
DEMOLISH
DISABLED ACCESS
DOUBLE
DETAIL
DIAMETER
DIMENSION
DOWN
DOWNSPOUT
DRAWING
EXISTING
ELECTRICAL
ELEVATOR
ENGINEER, ENGINEERING
EDGE OF SLAB
EQUAL
EXTERIOR
FABRICATE
FIRE EXTINGUISHER
FINISH FLOOR
@
Ø
AB
A/C
AC
ACT
ADA
ADJ
AFF
ALT
ALUM
APPROX
ARCH
BD
BF
BLK
BM
BTWN
BUR
CAB
CIP
CJ
CL
CLF
CLG
CLR
CMU
COL
CONC
CONNX
CONST
CONT
CONTR
COORD
CPT
CRS
CT
(D)
DAS
DBL
DET
DIA
DIM
DN
DS
DWG
(E)
ELECT
ELEV
ENGR
EOS
EQ
EXT
FAB
FE
FF
OVERHEAD
OPENING
PROPERTY LINE
PERFORATED
PROTECT IN PLACE
PLASTIC LAMINATE
POINT OF CONNECTION
PRESSURE TREATED
PAINT
PAINTED
QUANTITY
RADIUS or RISER
REFLECTED CEILING PLAN
ROOF DRAIN
REFRIGERATOR
REQUIRED
REVISION or REVISED
ROOF JOIST
ROOM
RIGHT OF WAY
SOLID CORE
SOLID CORE WOOD
SECTION
SQUARE FEET
SHEET
SHEATHING
SIMILAR
SLOPE
SPECIFICATION(S)
STAINLESS STEEL
STANDARD
STEEL
STRUCTURAL
TO BE DETERMINED
THRESHOLD
THICK
TRUSS JOIST
TOP OF
TOP OF CONCRETE
TOP OF PLATE
TOPOGRAPHY
TOP OF SLAB
TOP OF SHEATHING
TOP OF WALL
TREAD
TYPICAL
UNLESS NOTED OTHERWISE
VINYL COMPOSITION TILE
VERTICAL
VERIFY IN FIELD
WITH
WATER CLOSET
WOOD
WATER HEATER
WATERPROOF
WORK POINT
OH
OPNG
PERF
PIP
PLAM
POC
PRT
PT
PTD
QTY
R
RCP
RD
REF
REQ'D
REV
RJ
RM
ROW
SC
SCW
SEC
SF
SHT
SHTG
SIM
SL
SPEC
ST STL
STD
STL
STRUCT
TBD
TH
THK
TJ
TO
TOC
TOP
TOPO
TOS
TOSHTG
TOW
TR
TYP
UNO
VCT
VERT
VIF
W/
WC
WD
WH
WP
WPT
FINISH GRADE
FINISH
FLOOR
FLOOR JOIST
FLOOR MATERIAL CHANGE
FACE OF...
FACE OF CONCRETE
FACE OF FINISH
FACE OF MASONRY
FACE OF GYPSUM SHEATHING
FACE OF STRUCTURAL SHEATHING
FACE OF STUD
FIRE RESISTANT
FINISH SURFACE
GAUGE
GALVANIZED
GRAB BAR
GENERAL CONTRACTOR
GYPSUM BOARD
HOSE BIBB
HOLLOW CORE
HOLLOW CORE WOOD
HEADER
HOLLOW METAL
HANDRAIL
HIGH STREGTH STEEL
HEIGHT
INSULATION
INTERIOR
JOIST
LAMINATE
LAVATORY
LINOLEUM
MAXIMUM
MECHANICAL
MANUFACTURER
MINIMUM
MISCELLANEOUS
MASONRY OPENING
MODIFY
MOISTURE RESISTANT
MOUNTED
METAL
NOTE
NEW
NOT IN CONTRACT
NOT TO SCALE
ON CENTER
OWNER FURNISHED-
CONTRACTOR INSTALLED
OWNER FURNISHED-
OWNER INSTALLED
OWNER FURNISHED-
VENDOR INSTALLED
FG
FIN
FLR
FJ
FMC
FO
FOC
FOF
FOM
FOGS
FOSS
FOS
FR
FS
Ga
GALV
GB
GC
GYP BD
HB
HC
HCW
HDR
HM
HR
HSS
HT
INS
INT
JST
LAM
LAV
LIN
MAX
MECH
MFR
MIN
MISC
MO
MOD
MR
MTD
MTL
N
(N)
NIC
NTS
OC
OFCI
OFOI
OFVI
LP
CL
SHEET INDEX
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
11/8/2023 11:45:24 AM
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COVER SHEET
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
ARCHITECTURAL
A00 SITE PLAN
A10 FIRST FLOOR PLAN
A11 SECOND FLOOR PLAN
A12 THIRD FLOOR PLAN
A13 FOURTH FLOOR PLAN
A14 FIFTH FLOOR PLAN
A15 ROOF PLAN
A20 ELEVATIONS
A21 ELEVATIONS
A22 ELEVATIONS
A23 ELEVATIONS
A24 ELEVATIONS
A25 MASSING DIAGRAMS
A26 MASSING DIAGRAMS
A27 RENDERING
A28 RENDERING
A29 RENDERING
A30 BUILDING SECTIONS
A31 CROSS SECTION DETAILS
A60 ENLARGED UNIT PLANS
A61 ENLARGED UNIT PLANS
A62 ENLARGED UNIT PLANS
A63 ENLARGED UNIT PLANS
A64 ENLARGED UNIT PLANS
A65 ENLARGED UNIT PLANS
A66 ENLARGED UNIT PLANS
GENERAL
G00 COVER SHEET
G01 PROJECT INFORMATION
G03 OPEN SPACE CALCULATIONS
G04 BUILDING AREA
LANDSCAPE
L1.00 SITE PLAN
L1.01 CONCEPTUAL LANDSCAPE PLAN
L1.02 LANDSCAPE PLANTING PALETTE
L1.03 LANDSCAPE PLANTING NOTES
L1.04 RECYCLED WATER USE PLAN
L1.05 CONCEPTUAL WATER CONSERVATION PLAN
L1.06 CONCEPTUAL MAINTENANCE RESPONSIBILITY PLAN
L1.07 EXISTING TREE SURVEY
L1.08 EXISTING TREE SURVEY
L1.09 SHADE COVERAGE EXHIBIT
L1.10 LANDSCAPED PARKING LOT EXHIBIT
SITE DEVELOPMENT PLAN SDP 2023-0014
CIVIL
C01 CIVIL NOTES
C02 EXISTING ENCROACHMENTS AND PROPOSED LOTS
C03 SITE SECTIONS
C04 SITE GRADING PLAN
C05 SITE UTILITY PLAN
C06 FIRE ACCESS PLAN
Exhibit 14
June 5, 2024 Item #1 176 of 269
KfA
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PROJECT NAME:
ADDRESS:
OWNER:
PROJECT DESCRIPTION:
CONSTRUCTION TYPE:
GENERAL PLAN:
ZONING:
FLOOD ZONE:
GROSS SITE AREA:
REQUIRED SETBACKS:
PROPOSED BLDG HEIGHT:
OCCUPANCY TYPE:
AREA OF SITE WHICH IS
UNDEVELOPABLE:
SEWER DISTRICT:
WATER DISTRICT:
SCHOOL DISTRICT:
CLIMATE ACTION PLAN :
PROJECT INFORMATION
CVMU (CARLSBAD VILLAGE MIXED-USE)
945-1065 CARLSBAD VILLAGE DRIVE
CARLSBAD CA 92008
GRT CARLSBAD VILLAGE, LLC
THE PROJECT PROPOSES TO DEVELOP A
MIXED-USE DEVELOPMENT CONSISTING OF
218 MULTI-FAMILY UNITS (27 UNITS WOULD BE
RESERVED FOR VERY LOW INCOME
HOUSEHOLDS), AS WELL AS 13,800 SQUARE
FEET OF COMMERCIAL SPACE, INCLUDING
OVER 40,000 SQUARE FEET OF OPEN SPACE
ON A 4.12 ACRE SITE. THE PROPOSED
COMMERCIAL USES WOULD BE CONTAINED IN
TWO, ONE-STORY BUILDINGS ALONG
CARLSBAD VILLAGE DRIVE, AND THE
RESIDENTIAL UNITS, INCLUDING THE
AFFORDABLE UNITS, WOULD BE SPREAD
ACROSS TWO FIVE STORY RESIDENTIAL
BUILDINGS. 340 VEHICULAR PARKING SPACES
WILL BE PROVIDED AT-GRADE SURROUNDING
THE COMMERCIAL AND RESIDENTIAL
BUILDINGS AND WITHIN AN ABOVE-GRADE
PARKING STRUCTURE. THE SITE IS
CURRENTLY OCCUPIED BY A RETAIL
SHOPPING CENTER WITH A TOTAL FLOOR
AREA OF APPROXIMATELY 58,735 SQUARE
FEET, AS WELL AS A SURFACE PARKING LOT
THAT WOULD BE DEMOLISHED DURING
PROJECT CONSTRUCTION.
1 STORY TYPE V-A AND 5 STORY TYPE III-A, 5
STORY TYPE IA
VILLAGE-BARIO (V-B)
VILLAGE-BARRIO ZONE WITHIN THE "FC"
FREEWAY COMMERCIAL DISTRICT OF THE
VILLAGE & BARRIO MASTER PLAN (VBMP)
X
179,312 SF (4.12 ACRES)
FRONT: 10 FEET
SIDE: 0 FEET
REAR: 10 FEET
-BLDG C: 56'-0" AND 5 STORIES
T.O. PARAPET 60'-6", T.O. STAIR 66'-0", T.O.
ELEV TOWER 60'-0"
-BLDG D: 53' - 10" AND 5 STORIES
T.O. PARAPET 58'-4", T.O. STAIR 63'-10", T.O.
ELEV TOWER 67'-10"
-COMMERCIAL BLDGS: 24'-6" AND 1 STORY
T.O. PARAPET 20'-0", TO EQUIP. WELL 15'-6"
-GARAGE: 53' - 10" AND 5 STORIES
T.O. PARAPET 58'-4", T.O. STAIR 63'-10", T.O.
ELEV TOWER 67'-10"
R-2 RESIDENTIAL, R-2 ACCESSORY, S-2
PARKING, A ASSEMBLY, M MERCANTILE
0 SF PER ZONING ORDINANCE SECTION
21.53.230
CITY OF CARLSBAD WASTEWATER DIVISION
CARLSBAD MUNICIPAL WATER DISTRICT
CARLSBAD UNIFIED SCHOOL DISTRICT
0.90 ALLOWED OUTDOOR LIGHTING POWER
0.95 ENERGY BUDGET
ON-SITE RENEWABLE ENERGY
PHOTOVOLTAIC: PER CEC SECTION 170.1(f)
AND 141.2
HOT WATER HEATING: CEC SECTION 120.11
AND 150(n)5
2022 CALIFORNIA BUILDING CODE (CBC), PART 2,
TITLE 24 C.C.R. AND AMENDMENTS
2022 CALIFORNIA ELECTRICAL CODE (CEC), PART 3,
TITLE 24 C.C.R. AND AMENDMENTS
2022 CALIFORNIA MECHANICAL CODE (CMC). PART 4,
TITLE 24, C.C.R. AND AMENDMENTS
2022 CALIFORNIA PLUMBING CODE (CPC). PART 5,
TITLE 24, C.C.R. AND AMENDMENTS
2022 CALIFORNIA FIRE CODE (CFC). PART 9,
TITLE 24, C.C.R. AND AMENDMENTS
2022 CALIFORNIA REFERENCED STANDARDS CODE, PART 12,
TITLE 24 C.C.R.
2022 CALIFORNIA GREEN BUILDING CODE, TITLE 24, PART 6
BUILDING CODES USED
TRACT ONE: FEE
PARCELS A THROUGH D AS SHOWN ON "CITY OF CARLSBAD M.S. 2018-0014", IN
THE CITY OF SAN DIEGO, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA,
ACCORDING TO PARCEL MAP THEREOF NO. 21699 FILED IN THE OFFICE OF THE
COUNTY RECORDER OF SAN DIEGO COUNTY, JULY 16, 2019.
TRACT TWO: LEASEHOLD
PARCEL 1:
LOTS 1 TO 16 INCLUSIVE, IN BLOCK 74 AND THOSE PORTIONS OF BLOCK 74,
TOGETHER WITH PORTIONS OF 6TH STREET AND 7TH STREET AND OAK AVENUE
AS CLOSED AND VACATED TO PUBLIC USE AND THE ALLEYS ADJOINING AND
LYING WITHIN THE SAID BLOCKS IN THE TOWN OF CARLSBAD, IN THE CITY OF
CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO
MAP THEREOF NO. 535, FILED IN THE OFFICE OF THE COUNTY RECORDER OF
SAN DIEGO COUNTY, THE ABOVE DESCRIBED BLOCKS AND PORTIONS THEREOF
BEING ALSO A PORTION OF TRACT 115 OF THE TOWN OF CARLSBAD,
ACCORDING TO AMENDED MAP THEREOF NO. 775, FILED IN THE OFFICE OF THE
COUNTY RECORDER OF SAN DIEGO COUNTY, LYING WITHIN THE FOLLOWING
DESCRIBED LAND: (SEE SURVEY FOR DESCRIPTION)
PARCEL 2:
ALL OF LOTS 17 TO 32 INCLUSIVE IN BLOCK 66 OF TOWN OF CARLSBAD, IN THE
CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA,
ACCORDING TO MAP THEREOF NO. 535, FILED IN THE OFFICE OF THE COUNTY
RECORDER OF SAN DIEGO COUNTY, MAY 2, 1888, AND AMENDED MAP NO. 775,
FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY,
FEBRUARY 15, 1894.
TOGETHER WITH THAT PORTION OF 6TH STREET AS SHOWN ON THE SAID MAP
NOS. 535 AND 775, AND MORE PARTICULARLY DESCRIBED AS FOLLOWS: THE
SOUTHWESTERLY HALF OF 6TH STREET AS SHOWN ON MAPS ABUTTING THE
SAID LOTS 17 TO 32 INCULSIVE, IN THE SAID BLOCK 66 AS SHOWN ON THE MAP
NOS. 535 AND 775.
ALSO KNOWN AS:
PARCELS A THROUGH D AS SHOWN ON "CITY OF CARLSBAD M.S. 2018-0014", IN
THE CITY OF SAN DIEGO, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA,
ACCORDING TO PARCEL MAP THEREOF NO. 21699 FILED IN THE OFFICE OF THE
COUNTY RECORDER OF SAN DIEGO COUNTY, JULY 16, 1990.
LEGAL DESCRIPTION
SITE945-1065 CARLSBADVILLAGE DRIVECARLSBAD CA, 92008
VICINITY MAP
THE WORK SHALL CONFORM TO THE APPLICABLE BUILDING CODE, AND
ALL OTHER ORDINANCES, CODES, AND REGULATIONS LISTED IN THE
SPECIFICATIONS OR ON THE DRAWINGS, AND REQUIRED BY LOCAL
BUILDING AUTHORITIES. THE GOVERNING CODES, RULES, AND
REGULATIONS ARE COLLECTIVELY REFERRED TO AS "THE CODE".
CONTRACTOR SHALL REPORT ANY INCONSISTENCIES, CONFLICTS OR
OMISSIONS HE MAY DISCOVER TO THE ARCHITECT FOR INTERPRETATION
PRIOR TO PERFORMING THE WORK.
CONSTRUCTION SHALL COMPLY WITH PERTINENT HEALTH AND SAFETY
REGULATIONS FOR REQUIRED METHODS PROTECTING PUBLIC AND
CONSTRUCTION WORKER'S HEALTH AND SAFETY DURING THE
CONSTRUCTION PERIOD.
BEFORE ORDERING ANY MATERIAL, OR DOING ANY WORK, THE
CONTRACTOR SHALL VERIFY ALL MEASUREMENTS AT THE BUILDING SITE
AND SHALL BE RESPONSIBLE FOR CORRECTNESS OF SAME.
DIMENSIONS SHALL BE AS INDICATED ON THE DRAWINGS.
CLARIFICATIONS, IF REQUIRED, SHALL BE OBTAINED FROM THE
ARCHITECT. THE DRAWING SHALL NOT BE SCALED.
ALL ITEMS MARKED NIC ON THE SPECIFICATIONS AND DRAWINGS MEANS
NOT IN CONTRACT.
DO NOT MAKE ANY SUBSTITUTIONS WITHOUT PERMISSION OF THE
ARCHITECT OR THE OWNER.
WORK INDICATED ON THE DRAWINGS OR IN THE SPECIFICATIONS AS NIC,
OR BY SEPARATE CONTRACTORS, IS NOT PART OF THIS CONTRACT.
CONTRACTOR SHALL COOPERATE FULLY WITH ALL SEPARATE
CONTRACTORS EMPLOYED BY THE OWNER.
THE CLIENT, ARCHITECT, CONSULTANTS, AND ALL INSPECTORS FROM
PERTINENT AGENCIES SHALL BE PERMITTED ACCESS TO THE JOB SITE AT
ALL TIMES DURING NORMAL WORKING HOURS.
WINDOW AND DOOR DIMENSIONS FOR PREFABRICATED WINDOW AND
DOOR UNITS HAVE BEEN ROUNDED TO THE NEAREST INCH ON THE
DRAWINGS. SPECIFIC DIMENSIONS BY MANUFACTURERS MAY VARY FROM
THE DRAWINGS.
GENERAL NOTES
1.
2.
3.
4.
5.
6.
7.
8.
9.
THE CONTRACTOR SHALL VERIFY LOCATION AND SIZE OF ALL FLOOR,
ROOF, AND WALL OPENINGS WITH ALL APPLICABLE DRAWINGS.
DETAILS ARE INTENDED TO SHOW THE INTENT OF THE DESIGN. MINOR
MODIFICATIONS MAY BE REQUIRED TO SUIT THE FIELD DIMENSIONS OR
CONDITIONS, AND SUCH MODIFICATIONS SHALL BE INCLUDED AS PART OF
THE WORK OF THE CONTRACT.
THE CONTRACT DRAWINGS AND SPECIFICATIONS REPRESENT THE
FINISHED STRUCTURE AND DO NOT INDICATE THE METHODS OF
CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES, AND
PROCEDURES INCLUDING, BUT NOT LIMITED TO BRACING AND SHORING.
OBSERVATION VISITS TO THE SITE BY FIELD REPRESENTATIVES OF THE
ARCHITECT AND/OR ENGINEER SHALL NOT INCLUDE INSPECTIONS OF THE
PROTECTIVE MEASURES TO THE CONSTRUCTION PROCEDURES.
ANY SUPPORT SERVICES PERFORMED BY THE ARCHITECT AND/OR
ENGINEER DURING THE CONSTRUCTION SHALL BE DISTINGUISHED FROM
CONTINUOUS AND DETAILED INSPECTION SERVICES WHICH IS FURNISHED
BY OTHERS. THESE SUPPORT SERVICES PERFORMED BY THE ARCHITECT
AND/OR ENGINEER, WHETHER OF MATERIAL OR WORK, AND WHETHER
PERFORMED PRIOR TO, DURING, OR AFTER COMPLETION OF
CONSTRUCTION, ARE PERFORMED SOLELY FOR THE PURPOSE OF
ASSISTING IN QUALITY CONTROL AND IN ACHIEVING GENERAL
CONFORMANCE WITH CONTRACT DOCUMENTS, BUT DO NOT GUARANTEE
CONTRACTOR'S PERFORMANCE AND SHALL NOT BE CONSTRUED AS
SUPERVISION OF CONSTRUCTION.
IN THE EVENT OF CONFLICTING REQUIREMENTS BETWEEN ITEMS ON THE
DRAWING OR BETWEEN ITEMS IN THE SPECIFICATIONS, OR BETWEEN
ITEMS ON THE DRAWINGS AND IN THE SPECIFICATIONS, THE MORE
STRINGENT OR COSTLY SHALL GOVERN, UNLESS DECIDED OTHERWISE BY
THE ARCHITECT.
10.
11.
12.
13.
PROPOSED GROUND FLOOR FOOTPRINT
PROPOSED UPPER FLOORS FOOTPRINT
LEGEND
EXISTING BUILDINGS
(NOT A PART)
EXISTING BUILDINGS TO BE DEMOLISHED
PROPOSED
1 STORY
COMMERCIAL
PROPOSED
1 STORY
COMMERCIAL
CARLSBAD VILLAGE DRIVE
OAK AVENUE
AL
L
E
Y
5 FWY
PROPOSED
5 STORIES
PARKING STRUCTURE
PROPOSED
5 STORIES
RESIDENTIAL
PROPOSED
5 STORIES
RESIDENTIAL
EXISTING 1-STORYRESIDENTIAL BUILDING
EXISTING 1-STORYRESIDENTIAL BUILDING
EXISTING 1-STORYCOMMUNITY CENTER
COMMERCIAL A:
COMMERCIAL B:5,800 SF
8,000 SF
COMMERICAL SUBTOTAL: 13,800 SF
PARKING LEVEL 1
PARKING LEVEL 2
PARKING LEVEL 3
PARKING LEVEL 4
PARKING LEVEL 5
PARKING SUBTOTAL: 114,470 SF
22,894 SF
22,894 SF
22,894 SF
22,894 SF
22,894 SF
RESIDENTIAL LEVEL 1
RESIDENTIAL LEVEL 2
RESIDENTIAL LEVEL 3
RESIDENTIAL LEVEL 4
RESIDENTIAL LEVEL 5
52,394 SF
52,521 SF
52,521 SF
50,614 SF
47,405 SF
RESIDENTIAL SUBTOTAL: 255,455 SF
GRAND TOTAL: 383,725 SF
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
4/2/2024 11:50:24 AM
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PROJECT
INFORMATION
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
N
OPEN SPACE REQUIRED
OPEN SPACE PROVIDED
GROSS AREA
REQUIRED PARKING
PROPOSED PARKING
PRIVATE OPEN SPACE:
REQUIRED:
PER VILLAGE BARRIO MASTER PLAN
Min. 80 SF per Unit (min. dimension 6 ft)
80 SF x 218 units = 17,440 SF
COMMON OPEN SPACE: PER VILLAGE BARRIO MASTER PLAN
REQUIRED:
TOTAL REQUIRED: 22,890 SF
Min. 25 SF per Unit (min. dimension 10 ft)
25 SF x 218 units = 5,450 SF
TOTAL OPEN SPACE: PER VILLAGE BARRIO MASTER PLAN
REQUIRED: Min. 20% of site = 35,862 SF
COMMON OUTDOOR SPACE: COURTYARD
TYPE LEVEL QTY
COMMON OPEN SPACE: ROOF DECK
PRIVATE OPEN SPACE (PATIOS)
PRIVATE OPEN SPACE
PRIVATE OPEN SPACE
PRIVATE OPEN SPACE
PRIVATE OPEN SPACE
LEVEL 1
LEVEL 5
LEVEL 1
LEVEL 2
LEVEL 3
LEVEL 4
LEVEL 5
1
1
35
49
49
46
43
22,517 SF
593 SF
2,800 SF
3,920 SF
3,920 SF
3,680 SF
3,440 SF
PRIVATE OPEN SPACE SUBTOTAL: 17,760 SF
GRAND TOTAL: 40,870 SF
COMMON OPEN SPACE SUBTOTAL: 23,110 SF
PLOT PLAN
RETAIL:
Retail: 1/415 SF
Restaurant: 1/170 SF
SUBTOTAL:
RESIDENTIAL:
1-BR: .5 / unit
2-BR: .5 / unit
3-BR: .5 / unit
SUBTOTAL:
STUDIO: .5 / unit
TOTAL REQUIRED:
RETAIL:
RESIDENTIAL:
56 STALLS
284 STALLS
TOTAL PROVIDED: 340 STALLS
LEVEL 1: 53 SPACESLEVEL 2: 46 SPACESLEVEL 3: 46 SPACESLEVEL 4: 47 SPACESLEVEL 5: 48 SPACESROOF: 49 SPACESTOTAL: 289 SPACES
PARKING STRUCTURE
TOTAL: 51 SPACES
SURFACE PARKING
LOCATIONS OF PROVIDED PARKING
RETAIL:
REQUIRED ACCESSIBLE PARKING
RETAIL:
RESIDENTIAL:
REQUIRED EV PARKING PER CALGREEN
EV CHARGERS
EV CAPABLE
EV READY
5% OF 284 =
10% OF 284 LESS 15 INSTALLED =
25% OF 284 =
15 STALLS
14 STALLS
71 STALLS
EV CHARGERS
EV CAPABLE
3 OF 57 =
13 OF 57 LESS 3 INSTALLED =
3 STALLS
10 STALLS
ACCESSIBLE
VAN ACCESSIBLE
RESIDENTIAL:
ACCESSIBLE
VAN ACCESSIBLE
3 OF 56 =
1 OF 3
3 LESS 1 VAN = 2
1
8 OF 284
1 OF 8
7 STALLS
1 STALLS
IN
T
E
R
S
T
A
T
E
5
C A RLS B A D VILLA G E D R
PER VILLAGE BARRIO MASTER PLAN
9,800 / 415 = 23.6 = 24
4,000 / 170 = 23.5 = 24
PER GOVERNMENT CODE SECTION 65915(p)(2)
87 x .5 = 44 STALLS
90 x .5 = 45 STALLS
26 x .5 = 13 STALLS
110 STALLS
15 x .5 = 8 STALLS
158 STALLS
48 STALLS
*PER AB 2097, PROJECT IS NOT SUBJECT TO MINIMUM PARKING REQUIREMENTS
= 23% OF SITE
45 STANDARD, 11 COMPACT STALLS
277 STANDARD, 7 COMPACT STALLS
June 5, 2024 Item #1 177 of 269
7
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PROPERTY OPEN SPACE
A. A MINIMUM OF 20 PERCENT OF PROPERTY
MUST BE MAINTAINED AS OPEN SPACE.
B. PUBLIC AND RESIDENTIAL PRIVATE AND
COMMON OPEN SPACE MAY BE COUNTED
TOWARD ACHIEVING THE PROPERTY OPEN
SPACE MINIMUM REQUIREMENT.
C. OPEN SPACE MAY BE DEDICATED TO
LANDSCAPE PLANTERS, OPEN SPACE POCKETS
AND/OR CONNECTIONS, ROOF GARDENS/
PATIOS, BALCONIES, OTHER PATIOS, AND/OR
OUTDOOR EATING AREAS.
D. NO PARKING SPACES OR AISLES ARE
PERMITTED IN THE OPEN SPACE.
RESIDENTIAL PRIVATE OPEN SPACE
A. PRIVATE OPEN SPACE SHALL BE PROVIDED AT
A MINIMUM OF 80 SQUARE FEET PER UNIT WITH
A MINIMUM DIMENSION OF 6 FEET IN ANY
DIRECTION. THIS REQUIREMENT MAY BE
SATISFIED BY MORE THAN ONE PRIVATE OPEN
SPACE AREA.
RESIDENTIAL COMMON OPEN SPACE
A. RESIDENTIAL COMMON OPEN SPACE SHALL BE
PROVIDED FOR PROJECTS WITH MORE THAN 10
UNITS.
B. COMMON OPEN SPACE SHALL BE PROVIDED
AT A MINIMUM OF 25 SQUARE FEET PER UNIT
WITH A MINIMUM DIMENSION OF 10 FEET IN ANY
DIRECTION.
C. COMMON OPEN SPACE SHALL BE
PURPOSEFULLY DESIGNED AS ACTIVE OR
PASSIVE RECREATIONAL FACILITIES.
D. ROOFTOP OPEN SPACE MAY SATISFY THIS
REQUIREMENT, PROVIDED IT IS AVAILABLE FOR
USE BY ALL RESIDENTS.
22517 SF
COMMON OPEN SPACE:COURTYARD
COMMON OPEN SPACE: COURTYARD
COMMON OUTDOOR SPACE: ROOFDECK
COMMON OUTDOOR SPACE: SKYDECK
PRIVATE OPEN SPACE
14' - 0"
20' - 4 1/2"
593 SF
COMMON OUTDOORSPACE: SKY DECK
38' - 7"
15' - 0"
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
NOTES
11/8/2023 11:45:36 AM
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G03
OPEN SPACE
CALCULATIONS
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
PROPOSED OPEN SPACE
SHEET NOTES
LEGEND
REQUIRED OPEN SPACE
1" = 50'-0"33RD FLOOR OPEN SPACE PLAN
1" = 50'-0"11ST FLOOR OPEN SPACE PLAN
1" = 50'-0"22ND FLOOR OPEN SPACE PLAN
1" = 50'-0"44TH FLOOR OPEN SPACE PLAN
1" = 50'-0"55TH FLOOR OPEN SPACE PLAN
COMMON OUTDOOR SPACE: COURTYARD
TYPE LEVEL QTY
COMMON OPEN SPACE: SKY DECK
PRIVATE OPEN SPACE (PATIOS)
PRIVATE OPEN SPACE
PRIVATE OPEN SPACE
PRIVATE OPEN SPACE
PRIVATE OPEN SPACE
LEVEL 1
LEVEL 5
LEVEL 1
LEVEL 2
LEVEL 3
LEVEL 4
LEVEL 5
1
1
35
49
49
46
43
22,517 SF
593 SF
2,800 SF
3,920 SF
3,920 SF
3,680 SF
3,440 SF
PRIVATE OPEN SPACE SUBTOTAL: 17,760 SF
GRAND TOTAL: 40,870 SF
COMMON OPEN SPACE SUBTOTAL: 23,110 SF
PRIVATE OPEN SPACE:
REQUIRED:
PER VILLAGE BARRIO MASTER PLAN
Min. 80 SF per Unit (min. dimension 6 ft)
80 SF x 218 units = 17,440 SF
COMMON OPEN SPACE: PER VILLAGE BARRIO MASTER PLAN
REQUIRED:
TOTAL REQUIRED: 22,890 SF
Min. 25 SF per Unit (min. dimension 10 ft)
25 SF x 218 units = 5,450 SF
TOTAL OPEN SPACE: PER VILLAGE BARRIO MASTER PLAN
REQUIRED: Min. 20% of site = 35,862 SF
= 23% OF SITE
June 5, 2024 Item #1 178 of 269
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AREA IN SQUARE FEET CONFINED WITHIN THE
EXTERIOR WALLS OF A BUILDING, BUT NOT
INCLUDING THE AREA OF THE FOLLOWING:
EXTERIOR WALLS, STAIRWAYS, SHAFTS, ROOMS
HOUSING BUILDING EQUIPMENT OR MACHINERY,
PARKING AREAS WITH ASSOCIATED DRIVEWAYS
AND RAMPS, SPACE FOR THE LANDING AND
STORAGE OF HELICOPTERS, AND BASEMENT
STORAGE AREAS.
26346 SF
GROSS AREA -RESIDENTIAL
7504 SF
GROSS AREA -COMMERCIAL A
5653 SF
GROSS AREA -COMMERCIAL B
22894 SF
GROSS AREA - GARAGE
GROSS AREA - COMMERCIAL A
GROSS AREA - COMMERCIAL B
GROSS AREA - GARAGE
GROSS AREA - RESIDENTIAL
26048 SF
GROSS AREA -RESIDENTIAL
8000 SF 5800 SF
25917 SF
GROSS AREA -RESIDENTIAL
22894 SF
GROSS AREA - GARAGE
26604 SF
GROSS AREA -RESIDENTIAL
25917 SF
GROSS AREA -RESIDENTIAL
22894 SF
GROSS AREA - GARAGE
26604 SF
GROSS AREA -RESIDENTIAL
50614 SF
GROSS AREA -RESIDENTIAL
22894 SF
GROSS AREA - GARAGE
23281 SF
GROSS AREA -RESIDENTIAL
22894 SF
GROSS AREA - GARAGE
24124 SF
GROSS AREA -RESIDENTIAL
COMMERCIAL A:
COMMERCIAL B:5,800 SF
8,000 SF
COMMERICAL SUBTOTAL: 13,800 SF
PARKING LEVEL 1
PARKING LEVEL 2
PARKING LEVEL 3
PARKING LEVEL 4
PARKING LEVEL 5
PARKING SUBTOTAL: 114,470 SF
22,894 SF
22,894 SF
22,894 SF
22,894 SF
22,894 SF
RESIDENTIAL LEVEL 1
RESIDENTIAL LEVEL 2
RESIDENTIAL LEVEL 3
RESIDENTIAL LEVEL 4
RESIDENTIAL LEVEL 5
52,394 SF
52,521 SF
52,521 SF
50,614 SF
47,405 SF
RESIDENTIAL SUBTOTAL: 255,455 SF
GRAND TOTAL: 383,725 SF
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
NOTES
11/8/2023 11:45:43 AM
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BUILDING AREA
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
SHEET NOTES
LEGEND
1" = 50'-0"11ST FLOOR GROSS AREA PLAN
1" = 50'-0"22ND FLOOR GROSS AREA PLAN
1" = 50'-0"33RD FLOOR GROSS AREA PLAN
1" = 50'-0"44TH FLOOR GROSS AREA PLAN
1" = 50'-0"55TH FLOOR GROSS AREA PLAN
GROSS AREA
June 5, 2024 Item #1 179 of 269
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11.13.2023
4488.00
SDP 2023-0014
GRT CARLSBAD VILLAGE
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
C01
CIVIL NOTES
June 5, 2024 Item #1 180 of 269
LEGAL DESCRIPTION
PARCELS A THROUGH D AS SHOWN ON "CITY OF CARLSBAD M.S. 2018-0014~ IN THE CITY OF SAN
DIEGO, COUNTY OF SAN DIEGO, STA TE OF CALJFORNIA, ACCORDING TO PARCEL MAP THEREOF NO.
21699 FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, JULY 16, 2019.
BASIS OF BEARINGS
CALJFORNIA COORDINATE SYSTEM OF 1983, ZONE 6, EPOCH 1991.35 GRID BEARING BEraffN
FIRST-ORDER G.P.S. STATION NO. 119 AND FIRST-ORDER G.P.S. STATION NO. 121
PER ROS 17271
I.E., NORTH 40'22'26" IIE'ST
DISTANCE SHOWN HEREON ARE GROUND LEVEL DISTANCES. THE COMBINED SCALE
FACTOR AT G.P.S. STATION NO. 121 IS 0.999960210.
GRID DISTANCE= GROUND DISTANCE X COMBINED SCALE FACTOR.
QUOTED BEARING FROM REFERENCE DEEDS/MAPS MAY OR MAY NOT
BE IN TERMS OF SAID SYSTEll.
BENCHMARK
CITY OF CARLSBAD CONTROL POINT NO. 121, NGVD-29 ELEVATION 80.J03'
2.5" DISK IN IIE'ST CURB OPPOSITE 3334 EUREKA STREET AT ANGLE PD/NT IN CURB
AT NORTH END OF PARALLEL PARKING SPACES. 17' SOUTHIIE'ST OF POWER POLE ND. 24625.
ASSESSOR'S PARCEL NO.
20J-J20-5J 1HRU 56
ADTTABLE
Project Trip Generation Summary
Carlsbad Village Mixed Use
UTILmES
WA TER--------------CARLSBAD MUNICIPAL WATER DISTRICT SEWER-------CITY OF CARLSBAD
STORM DRAIN---------CITY OF CARLSBAD
GAS AND ELECTRIC------SAN DIEGO GAS &: ELECTRIC
TELEPHONE --SBC TELEPHONE
CABLE T. V.-----------TIME WARNER CABLE
SCHOOL-------------CARLSBAD UNIFIED SCHOOL DISTRICT
GENERAL NOTES
1. EXISTING GENERAL PLAN DESIGNATION: VILLAGE-BARRIO {V-B)
2. PROPOSED PROJECT IS LOCATED IN LOCAL FACILITIES MANAGEMENT PLAN ZONE 1.
J. TOPOGRAPHY SHOWN ON 1HIS SURVEY IS BASED UPON AN AERIAL SURVEY BY TERRASCRIBE INC., IN SEPTEMBER 91H,
2022
4. ALL CUT AND FILL SLOPES ARE TO BE 2: 1 MAXIMUM, EXCEPT AS 01HERWISE SHOWN ON PLAN.
5. GRADING SHOWN HEREON IS PRELIMINARY AND IS SUBJECT TO REVISIONS MADE DURING 1HE FINAL DESIGN PROCESS,
IN ACCORDANCE Wl1H ENGINEERING POLICY NO. JO, AND APPROVAL FROM 1HE CITY ENGINEER AND CITY PLANNER.
6. AU LOT DIMENSIONS SHOWN ARE APPROX/MA TE. ALL LOTS TO MEET MINIMUM DIMENSIONS OF UNDERLYING ZONING.
7. EAR1HWORK QUANTITIES {GEOMETRIC): 10,000 C. Y. CUT, 1,200 C. Y. FILL
BASED ON THE GEOTECHNICAL REPORT, ANTIC/PA TED REMEDIAL EXCAVATIONS WILL BE APPROX/MA TELY 2FT-JFT DEEP
AND EXTEND 5FT OUTSIDE HORIZONTALLY BENEA1H BUILDING PADS, 2FT DEEP AND 2FT OUTSIDE HORIZONTALLY BENEA1H
PEDESTRIAN HARDSCAPE AND 1FT-2FT OUTSIDE HORIZONTALLY BENEATH VEHICULAR PAVEMENTS. REMEDIAL SOILS WILL
BE REMOVED AND REPLACED ONSITE.
REMEDIAL QUANTITY: 12,880 C. Y. (QUANTITY WILL SHRINK APPROX/MA TELY 10%)
EXPORT: 7,520 C. Y. {AFTER REMEDIAL SHRINKAGE IS ACCOUNTED FOR)
§. 1HE BEARINGS AND DISTANCES SHOWN WERE DETERMINED FROM A FIELD SURVEY DA TED SEPTEMBER 2022.
FIRE HYDRANT FLOW REQUIREMENT IS 2,500 GPM.
10. FLOOD ZONE DESIGN A TION: X
11. PROPOSED 2-LOT PARCEL MAP
LOT 1 -COMMERCIAL: 0.94 ACRES
LOT 2 -RESIDENTIAL: J.11 ACRES
PROJECT TOTAL: 4.05 ACRES
12. MASTER DRAINAGE BASIN: BASIN B
PROPOSED DRAINAGE DISCHARGE: 25.4 CFS
WA 1ER DEMAND·
TABLE 1
CARLSBAD VILLAGE MIXED USE
A VERA GE WATER DEMAND
LAND USE QUANTITY DEMAND FACTOR
MULTI-FAMILY RESIDENTIAL 218 DUs 185 GPO/DU
COMMERCIAL O.J2 AC 1,500 GPO/AC
TOTAL
AVERAGE DEMAND
40,JJO GPO
480 GDP
40,810 GPO
PER TABLE 1, A !,£RAGE DAY DEMAND FOR THE CARLSBAD '1LLAGE MIX£D USE PRDJ£CT IS 40,810 GPO
OR 28.3 GPM. 1HE MAXIMUM DAY DEMAND IS 65,296 GPO OR 45.3 GPM (ADD X 1.6). THE PEAK HOUR
DEMAND IS 118,349 GPO OR 82.2 GP/,/ (ADD X 29).
SEWER GENERA TIQN·
TABLE 2
CARLSBAD VILLAGE MIXED USE
AVERAGE DAILY SE~ FLOW
LAND USE QUANTITY SEWER GENERATION FACTOR AVERAGE DAILY FLOW
MULTI-FAMILY RESIDENTIAL 218 DUs 160 GPO/DU 34,880 GPO
RETAIL SPACE 1 J,800 SQ. FT. 200 GPD/1,800 SQ. FT. 1,5JJ GDP
TOTAL J6,41J GPO
PER TABLE 2, A \/£RAGE DAILY SEllfR FLOW FOR THE CARLSBAD '1LLAGE MIXED USE PRDJ£CT IS 36,413 GPO
OR 25.3 GPM. 1HE PEAK DAILY FLOW IS 91,0JJ GPO OR 63.2 GPM (AVERAGE DAILY FLOW X 2.5).
Dally Volumes AMPeakHour PM Peak Hour
Land Use Quantity
JIJlte a Volume Rate Split In Out Total Rate Split
Proposed Project
Apartment (Multi-family unit, >20 DU/acre) b 218 DU 6 /DU 1,308 8% 20% 80% 21 84 105 9% 70%
Supermarket 5.8 KSF 150 IKSF 870 4% 70% 30% 25 10 35 10% 50%
Retail I Strip Commercial 2 K.SF 40 IKSF 80 3% 60% 40% 1 1 2 9% 50%
Quwity Restaurant 6 KSF JOO IKSF 600 1% 60% 40% 4 2 6 8% 70%
Project Subtotal 1,858 51 97 148
Mixed Use Reduction c -616 -4 -4 -8
Final Project Trips 2,141 47 93 140
Existing to be replaced
Neighbomood Shopping Center d 58.7 KSF 120 IKSF 7,044 4% 60% 40% 169 113 282 10% 50%
Net New Trip Generation -4,802 -111 -20 -141
Footnotes:
a. Trip generation rates from SANGAG's (Not So) Brief Guide of Vehicular Traffic Generation Rates for the San Diego Region, April 2002. r•sANDAG Brief Guide")
b. The site acreage is 4.12 therefore the residential density calculates t.o 53 DU/acre (21814.12 ~ 53).
c. Mixed use reduction for AM/PM peak hours calculated using NCHRP 8-51 lntemal Trip Capture Estimation Tool. Daily rednction estimated using relationship between peak hours and dmly volumes for unadjusted project trips.
d. Per SANDAG this land use is typically less thim 15 acres, Jess than 125,000 sq. fl., wlusually grocery & drugsture, cleaners, beauty & barber sbop, & fast food services)
The existing 4.12 acre, 58. 7 KSF site contain, all of these individual uses including: grocery, drugst.ore, cleaners, barber sbop, and eating esmblishmcuts.
File Name P: \4488\Engr\DWG\Ylans\Site Developement Plan\4488-SDP Sheet 1-Title Sheet.dwg, Date Last Saved 1/26/2024 11:DJ:47 AM, Date Plotted Last 1/26/2024 11:04:22 AM
In Out Total
30% 83 35 118
50% 44 43 87
50% 4 3 7
30% 34 14 48
165 95 160
-39 -41 -80
116 54 180
50% 352 352 704
-226 -298 -514
LEGEND
DESCRIPTION SYMBOL
PROPOSED IMPROVEMENTS
PROJECT BOUNDARY ........................................... ___ _
PROP. LOT LJNE. .............................................. ____ _
PROP. EASEMENT. ............ .
PROP. CONTOURS .............................................. --250--
PROP. CUT SLP (2: 1 MAX.) -~--~
(UNLESS SHOWN OTHERWISE) .................................. _1 -L
(5St'r!d~H7ft~/g/HtlJdrr ................................. =1 _ L
PROP. DAYLIGHT LINE ......................................... - --,1,--
PROP. DISTURBANCE LIMIT, ..................................... __ D
PROP. RETAINING WALL ......................................... -c::11--==-•
(FOR COLOR AND FINISH, REFER TO ARCHITECTURAL PLANS)
PROP. CURB AND GUTTER ...................................... ==== ..
PROP. CURB, ................................................... -----
PROP. RIBBON GUTTER ........................................ ____ _
PROP. SIDEWALK ............................................... 1· .:--.• ,,.:-<,:":.-.,.,.·,j
PROP. TURF. .. .. .. .. .. .. .. .. .. .. .. .. .. . .. .. .. .. .. .. . . ... I: •. . . ·I
PROP. DR/ \!EWA Y ........... . . ................. A--~
PROP. PEDESTRIAN RAMP ..................................... .
PROP. STANDARD PARKING STALL ............................. .
PROP. VAN ACCESSIBLE PARKING STALL ...................... .
ITI
~I
wm1
PROP. CONG. BROW DITCH ..................................... =::, =::, C::::::,
PROP. SWALE ................................................. ------
PROP. PROP. RIPRAP. .. . .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. . . f,,~
PROP. SLOPE GRADE, ......................................... . 4%
PROP. FINISH FLOOR ELEVATION ................................ FF XX.XX
PROP. FINISH SURFACE ELEVA TIO/{ ............................. XXXX FS '-,,
PROP. WATER SERVICE BUILDING POC ........................ ..
PROP. WATER SERVICE ........................................ p,.. ____ _
PROP. PRIVATE WATER .. .. ... .... . . .. .. ........ . ...... __ -W-__
PROP. WATER METER □ ...........................................
PROP. WATER RPDA [:,;.:]
PROP. WATER METER AND
BACKFLOW ABOVE GROUND ASSEMBLY. . . . . . . . . . . . .. . . . . . . . . . . . I I I -II II I
PROP. FIRE SERVICE BUILDING
POINT OF CONNECTION
(STANDPIPE WHERE NOTED) .................................... G-----
PROP. FIRE SERVICE ............................................ pe-----
PROP. PR/VA TE FIRE WATER. ................................... - --F - - -
PROP. FIRE RPDA. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. . I I
PROP. /RR/GA TION
POINT OF CONNECTION ........................................ e-----
PROP. SEWER MAIN ............................................ --S·--
PROP. SEWER MANHOLE, .. .. .. .. .. . Q
PROP. SEWER SER VICE BUILDING
POINT OF CONNECllON ............ .
PROP. SEWER GREASE INTERCEPTOR . . . . . . . . . . . . . . . . . . . . . . . . . . . . Em
PROP. PR/VA TE STORM DRAIN .................................. --SD--
PROP. TRENCH DRAIN ......................................... .
PROP. A-4 SD CLEAN OUT .................................... .
PROP. CURB INLET. ....... .
PROP. PERMANENT BMP
MODULAR WET!.ANDS UNIT
SIZE B'X16' ................................................... .
PROP. PERMANENT BMP
MODULAR WETLANDS UNIT
SIZE 8'X8' ................................................... .
RAISED BIOFIL TRA TION PLANTER ............................. ..
121
lei]
Bi@iil
~
ll 'ii "i!iii""II
UNDREGROUND DETENTION VAULT ..................... .
r"'T'i"'TTTTTTT,
I I I I I I I I I I I L.J..~~~~+..L+..L-1
'--..1..-..I
PROP. BROOKS BOX
WITH PARKWAY GRATE ........................................ .
TRANSFORMER ................................................ .
EXIST1NG IMPROVEMENTS
CALTRANS RIGHT-OF-WAY. .................................... rrrTT"T
EX. CONTOURS ................................................ --310--
EX. RETAINING WALL ............................................ -c::11--==-•
EX. CURB AND GUTTER_ ........................................ ------
EX. RIBBON GUTTER ............................................ • . ....:<.....~::'.:= i--:-;c-7
EX. DR/I/EWA Y ................................................. ,l ~: .f-....,.· ~, ------
EX. STORM DRAIN. ............................................. - - - - - -
EX. EASEMENT ................................................ _____ _
EX. CONTOUR .................................................. --J10--
EX. FENCE .................................................... -----
EX. CAL TRANS GUARD RAIL. ................................... ....,....,...., __
EX. STORM DRAIN PIPE ........................................ .
EX. STORM DRAIN STRUCTURE .. .. . .. .. .. .. . . . .. . .. .. .. .. .. . . . . . Cll El C!:,
EX. WATER PIPE ............................................... :----W-- -
EX. WATER SERVICE ............................................ -----
EX. WATER RPDA. .............. ................ ................ mE
EX. FIRE WATER PIPE .......................................... ~ --F-- -
EX. FIRE WATER SERVICE ....................................... .
EX. FIRE WATER RPDA .. . .. .. .. .. .. .. .. .. .. .. .. .. .. .. . .. .. .. .. .
EX. GATE VALVE .............................................. . •
EX. SEWER PIP£ ............................................... -. --S --
EX. SEWER MANHOLE.. .. .. .. . .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. . @
EX. SEWER SERVICE ............................................ im-----
EX. GAS PIP£ ................................................. -. --<CAS--
EX. ELECTRICAL UNDERGROUND .. . .. .. .. .. .. .. .. .. .. .. .. .. .. .. . . E--
EX. OVERHEAD ELECTRICAL .. . . . . . . . . . . . .. . .. . . . . . . . . . . . .. . .. . . . OHE--
EX. JOINT TRENCH....... .. T--
EX. OVERHEAD ELECTRICAL POLE ....
EX. OVERHEAD ELECTRICAL POLE WITH ST. LIGHT .............. .
EX. ORNAMENTAL ST LJGHT. ................................... .
EX. BOLLARDS ................................................. . 00
No. C67517
p. 6/30/
MARINA NATASHA WURST, R.C.E. C67517 DATE REGISlRAllON DESIGNED
~\k-wJ-EXPIRES 6-30-23 BY:
5/11/2023 AM/JT
PM
REVIEW:
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SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
JOB NUMBER:
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11.13.2023
4488.00
SDP 2023-0014
GRT CARLSBAD VILLAGE
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
C02
EXISTING
ENCROACHMENTS,
PROPOSED LOTS &
DEDICATIONS
June 5, 2024 Item #1 181 of 269
EASEMENTS/ENCUMBRANCES
NOTE: (l) IND/CA TES A PLOTTABLE ENCUMBRANCE
THIS INFORMATION IS BASED ON COMMITMENT ORDER NO. NCS-I177654-0Nn ISSUED BY FIRST
AMERICAN TITLE COMPANY DA TED AS OF MAY 03, 2023. ENCUMBRANCE ITEMS SUCH AS TAXES, LIENS,
RIGHTS, LEASES, FACTS, AGREEMENTS AND TRANSACTIONS APPEARING IN SAID POLICY AS ITEMS NO. 'S
1-13 HAVE BEEN REVIEWED AND ARE NOT CONSIDERED SURVEY RELATED, AND THEREFORE HAVE NOT
BEEN SHOWN HEREON.
ABUTTER'S RIGHTS OF INGRESS AND EGRESS TO OR FROM FREEWAY HAVE BEEN RELINQUISHED IN THE
DOCUMENT RECORDED APRIL 04, 1952 AS BOOK 4425, PAGE 246 OF OFFICIAL RECORDS.
STA 7US: TO REMAIN
AN EASEMENT FOR EITHER OR BOTH POLE LINES, FOR THE PURPOSES OF TRANSMISSION AND DISTRIBUTION
OF ELECTRIC/TY, TOGETHER WITH THE RIGHT OF INGRESS AND EGRESS AND INCIDENTAL PURPOSES,
RECORDED APRIL 13, 1964 AS INSTRUMENT NO. 66432 OF OFFICIAL RECORDS.
IN FAVOR OF: SAN DIEGO GAS AND ELECTRIC COMPANY
AFFECTS: AS DESCRIBED THEREIN
STA7US OF EASEMENT: TO BE PARTIALLY QUITCLAIMED PER SEPARATE DOCUMENT
@ AN EASEMENT FOR EITHER OR BOTH POLE LINES, FOR THE PURPOSES OF TRANSMISSION ANO DISTRIBUTION
OF ELECTRIC/TY, TOGETHER WITH THE RIGHT OF INGRESS AND EGRESS AND INCIDENTAL PURPOSES,
RECORDED APRIL 13, 1964 AS INSTRUMENT NO. 66433 OF OFFICIAL RECORDS.
IN FAVOR OF: SAN DIEGO GAS AND ELECTRIC COMPANY
AFFECTS: AS DESCRIBED THEREIN
STA 7US OF EASEMENT: TO BE QUITCLAIMED PER SEPARATE DOCUMENT
Cf) AN EASEMENT FOR EITHER OR BOTH POLE LINES, FOR THE PURPOSES OF TRANSMISSION ANO DISTRIBUTION
OF ELECTRICITY, TOGETHER WITH THE RIGHT OF INGRESS AND EGRESS AND INCIDENTAL PURPOSES,
RECORDED DECEMBER 30, 1968 AS INSTRUMENT NO. 228130 OF OFFICIAL RECORDS.
IN FAVOR OF: SAN DIEGO GAS AND ELECTRIC COMPANY
AFFECTS: AS DESCRIBED THEREIN
STA 7US OF EASEMENT: TO BE QUITCLAIMED PER SEPARATE DOCUMENT
@ ABUTTER'S RIGHTS OF INGRESS AND EGRESS TO OR FROM FREEWAY HA VE BEEN RELINQUISHED IN THE
DOCUMENT RECORDED APRIL 01, 1969 AS INSTRUMENT NO. 54612 OF OFFICIAL RECORDS.
STA 7US: TO REMAIN
NON-EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS DESIGNATED AS "PARCEL 2" IN AN UNRECORDED
LEASE DA TED OCTOBER 09, 1968, EXECUTED BY PETER D. AGUILAR AND LUISE W. AGUILAR, HIS WIFE AS
LESSOR AND TEXACO INC., A DELAWARE CORPORATION AS LESSEE, AS DISCLOSED BY A MEMORANDUM OF
LEASE RECORDED JUNE 25, 1969 AS INSTRUMENT NO. 114508 OF OFFICIAL RECORDS.
STA 7US OF EASEMENT: TO REMAIN
@) AN EASEMENT FOR A LINE OF PIPE AND ALL NECESSARY AND PROPER FIXTURES AND EQUIPMENT FOR
USE IN CONNECTION THEREWITH, FOR THE TRANSMISSION AND DISTRIBUTION OF GAS AND FOR ALL
PURPOSES CONNECTED THEREWITH TOGETHER WITH THE RIGHT OF INGRESS THERETO AND EGRESS
THEREFROM AND INCIDENTAL PURPOSES, RECORDED JANUARY 19, 1970 AS INSTRUMENT NO. 9649 OF
OFFICIAL RECORDS.
IN FAVOR OF: SAN DIEGO GAS AND ELECTRIC COMPANY, A CORPORATION
AFFECTS: AS DESCRIBED THEREIN
NOTE: APPROXIMATE LOCATION PLOTTED HEREON BASED UPON PM 21699
STA7US OF EASEMENT: TO BE QUITCLA/Mm PER SEPARATE DOCUMENT
@ AN EASEMENT FOR THE TRANSMISSION AND DISTRIBUTION OF ELECTRICITY FOR ALL PURPOSES,
UNDERGROUND FACILITIES CONSISTING OF CONDUITS, MANHOLES, HANDHOLES AND JUNCTION BOXES WITH
WIRES AND CABLES PLACED THEREIN AND ABOVEGROUND STRUC7URES CONSISTING OF PADS,
TRANSFORMERS, AND OTHER ABOVEGROUND STRUC7URES NECESSARY FOR THE OPERATION OF SAID
UNDERGROUND FACILITIES AND ALL MISCELLANEOUS EQUIPMENT, AND MATERIAL CONNECTED THEREWITH,
TOGETHER WITH THE RIGHT OF INGRESS THERETO AND EGRESS AND INCIDENTAL PURPOSES, RECORDED
DECEMBER 27, 19 71 AS INSTRUMENT NO. 3D1142 OF OFFICIAL RECORDS.
\
IN FAVOR OF: SAN DIEGO GAS AND ELECTRIC COMPANY, A CORPORATION
AFFECTS: AS DESCR/Bm THEREIN
STATUS OF EASEMENT: TO BE QUITCLA/Mm PER SEPARATE DOCUMENT
DETAL 'A' NOTE:
SEE SHEET 4 FOR PROPOSED GRADING
FOR NEW CURB CUL-DE-SAC.
EXISTING RIGHT OF WAY ---EX. DWY
APN: 204-111-0;---. FU7URE FACE OF CURB
OAK A VENUE IRREVOCABLE OFFER TO
OED/CA TE AN EASEMENT FOR PUBLIC STREET
AND UTILITY PURPOSES PER DOC#
2020-0482809 RECORDED ON AUG. 25, 2020
,,r----1-------~ FUTURE om/CATION -
APN: 204-111-01
DETAIL 'A'
SCALE: 1"=20'
'---J
-----__,__ ...._
---------------------------
EX. 24" RCP SD PER DWG 291-20 -------------------= EX . ...-24"_/iC.E SD PER D
________ -,,,__ ____ _
Cone. -------------------------EX.2 4" RCP SD prn-oWC-80:J~B
UUULII~~~
-..c::: -~--=--=--=---ti - - - -
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-- --;: - -'7 E_¥. 6" VCP SEWER ftER DWG 118-9 = '7 EX. 8" VCP SEl+fR PER DWG 155-9
m EX/S~Q
(J"\PARCEL "B 'b>
PM 21699 m\
0.47:Y AC ' ' ' APN: 203-3120 5',
.,--c= • 6 TION -' -,1•~
cr,
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PROPOSED LOT LI
PROP. 4' UNOBSTl?VCTED FIR ACCESS
ROAD EASEMENT
\~
I I ,___~ I
-~11
f----' I
r-:K-i1I
1---111
EXISTING RIGHT OF WAY
I~
30 15 0 30
I ~ I
SCALE· 1"=30'
\
N55"58'40''£ 350.62'
60 90
I I
[~_-_-_ --------~------~-------s-----++-----
PROPOSED
LOT 2
J.11 AC
. 118-9 --w -----w----a //
---==~~..-++~----1=-\\'v
0 □ ~ '1l..-..:--.•
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EXISTING
PARCEL "O"
PM 21699
0.52 AC j
APN: 203-320-56. j
A AIN
.&5-J. -hi·
so
1 - -/ ~-----------------------~------------J
No. C67517
p. 6/30/
MARINA NATASHA WURST, R.C.E. C67517 DATE REGISlRAllON
~\k-wJ-EXPIRES 6-30-23
5/11/2023
------
DESIGNED PM
BY: REVIEW:
AM/JT MW
File Name P: \4488\Engr\DWG\_plans\Site Developement Plan\4488-SDP Sheet 2-Existing and Encumberances Sheet,dwg, Date Last Saved 1/23/2024 2:26:25 PM, Date Plotted Last 1/23/2024 2:26:40 PM
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SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
JOB NUMBER:
CV
M
U
94
5
-
1
0
6
5
C
A
R
L
S
B
A
D
V
I
L
L
A
G
E
D
R
I
V
E
CA
R
L
S
B
A
D
,
C
A
,
9
2
0
0
8
PDC
11.13.2023
4488.00
SDP 2023-0014
GRT CARLSBAD VILLAGE
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
C03
SITE SECTIONS
June 5, 2024 Item #1 182 of 269
I I I I
l l
' ' 4.5' & ,X. 4.5' MAX. 4.5' MAX.
."'ARAPE ... r R/tA -ARA . ......
12 --
11 --/
,PROP05 I)-PR POSED-PROPOSED "ROPOSED
,v -/ BU/LO/NG C "" / BU/LO/NG 0 ~ BUILDING O \ ----r---._ / 5-STORY
5-STORY 5-STORY ' 5-STORY PARKING , RES/DEN AL " V RES/ JENT/AL RES DENT/AL ' V STRUCTURE -
WITH ROOFTOP PARKING
--
~ EXISTING SINGLE
STORY BUILDING TO
56' MAX. HT. I BE DE, OLISHED
FROM GROUND FLOOR FF£ r -----~ ~_L_ ll 53.8' MAX. HT. 53.8' MAX. HT. TO ROOF DECK I ,. " FROM GROUND FLOOR FF£ FROM GROUND FLOOR FF£ I
11 II TO ROOF DECK TO ROOF DECK --I' II 9
11 II I
I II r ,, I " I II II I
11 II 27.J' 54' II f X/STING . INGLE II ii" ,I " I STORY BUILDING 11
i1 II
BLDG. BLDG. tPARAT/0
iV
TO BE 11 11
SEPARATI N COl ?TYARD DEMOLISHED II I, ,, II
'i II I I I 11 II .... -I ' -11 II II ', I 1 '
I II 11 I
8
11 II 1' PROPOSED\ II 'I
I' " PROPOSJ D RAISED I RETAINING WALL II I I
11 II 11 Hmax=7' II I I EXISTING '-,, BIOF/L TRA TION I II I _,
ROW TO "' ii
JJROPOS£ -RAfSED -" PLANTER
'1 10.6' 't .. ..::. REMAIN BIOF/L TRA TION \ II -EXISTIN (SEE DETAIL ON 1: ~
o 1
11
PLANTER II GROUND Sf-IT. C05) " -
~ ii u r-JAME \ ~--------,---J-'--,-1-------
(SEE DETAIL ON II I / ----
1 , PROf OSED ----.ALLE , II SHT. C05) \ ~
J_ f-------r --FF=68.40 ----------r1-·FF=68.40 --FF=68.40 FINISHED GRADE ' I -------
II I --,, -~1 7.5 I FF=66.20
I L \ ✓
2 .5'
7' -, ...
\._PROPOS \ LI LI •
\ 0 DEEPEN 0 FOOT/ G 1: 1 AREA OF INFLUENCE \ / I I PROPOSED DEEPENED LI l's \_PRO PROP. 4' WIDE UNf RSTRUCTI ,_; 7 :----: FOOTING POSED Fl~ IS/-1£0 GRADE PROPO ED FINIS ED GRAD
7,
FIRE AC ~ESS ROA ' ~ PROPOSED RETAINING WALL ·-
""'--PROf'OSED UNpERGROU~D DETEN -q,FM£f r I Hmax=2.1' ON VAUL SEC ION A-A
I I I I I I 6
SCALE: 1"=30' HORIZ., 1"=6' VERT.
l
4.5' MAX.
ARAPEF ..
12 --
-----v--~
11
v-PROP SEO-~
/ BUILDING 0
5-STORY
/ RESIO~~TIAL
/
-/ -10
cXISTING SNGLE -
53.8' MAX. HT. STORY BUILDING TO ' FROM GROUND FLOOR FF£ BE DEMOLISHED I'\.
TO ROOF DECK ---~_'\.,___ -.--------9
II I
" '
11 I
I,
11 I
II
II I
,r£1 /STING ROW II I -I' -I II I
ROPOSEO ROW I, ,r II I -£XI TING ROW
8
CAI LSB, ~D 8' II I V TO 1EMAIN -II I ./
Vl1 I AG t: II I I" :>AK rl X/STING G OUNO
JI
EXIST/ G GROUN \
L AIVi;;; I _L~ POOL, > RECREA HON AREA II \ I A •c[\10 = -u . .
·-• -~ ' I -/PROPOSED I NIS/-1£0 G ADE I FF=68.4D ~--L t' ,--~----ll -------~--------.J 1-, --
7,
I \ FS-66.~0 ' --.,,
Pl OPOSED I 1BBON GUTTER _j PROP SEO RETAINING WALL \_ PROPOSED RETAINING WAU PROPOSED RETAINING WALL../
Hmax=J.4' Hmax=4.1' Hmax=2.8' (EXPOSED)
-SEC TION B-B -6
SCALE: 1"=JO' HORIZ., 1"=6' VERT.
File Name P:\4488\Engr\DWG\_p/ans\Site Developement Plan\4488-SOP Sheet J-Site Sections Sheet.dwg, Date Last Saved 1/23/2024 2:08:21 PM, Date Plotted Last 1/23/2024 2:08:47 PM
20
·7 0
. 00
r EXIST/I G
CAL TRANS
ROW
--0
---
-EX/STIN, CAL TRAI S
WALL AND RAILING --
TO REMAIN
--0
.--PROPOSED 2'
BRO~ DITCH -
APPRox.' 1: 1 AREA
0
--OF INFLUENCE OF
EX. CAL TRANS WALL
. . 20
. . 10
. . 00
--0
--0
-0
--0
-0
PROPOSED
BU/LO/NG
FACE
EX. ROW
TO REMAIN
EX. J' RIBBON -,-._
GUTTER
TO REMAIN
24'
20'
10'
GRIND & OVE'RLA Y
HALF WIDTH OF ALLEY
EX. RO
TO REM
5.5'
10'
EX. ROW
TO REMAIN
2% -
¾'. I
FACE OF
PROP.
VARIES CURB
17' TO 20'
PROP. 4' WIDE
UNOBSTRUCTED
FIRE ACCESS
ROAD EASEMENT
PROP. PA VE'MENT
UNNAMED ALLEY
NOT TO SCALE
OVERHEAD ELECTRICAL
TO BE UNDERGROUNDED
60'
If
PROPOSED
BU/LO/NG FACE
PROJECT
SITE
EX. ROW
TO REMAIN
PROPOSED
BUILDING FACE 11' SW!(
4.5' PARKWAY
20' I 20' 10'
PROJECT
SITE
~ REMOVE' ANO R LACE EX. CURB
_, AND GUTTER IN SAME LOCATION
FULL STREET
PROP. 2.5'
RETAINING WALL
~ AC GR/N01~& OVERLAY
><
Ji:~, iii,t.ii-i'tt-;;LLi ;~~~i~~iiiAiLiONiGi~~ON~~TAiGEiiiii~~~~
EX. SIDEWALK TO BE
REMOVED ANO REPLACED WITH
10.0' WIDE SIDEWALK, 5.5' WIDE
SIDEWALK AT TREE IIE"LLS
8' ROW
DEDICATION
PROJECT SITE
16'
PROP.
ROW
PROPOSED
BUILDING
FACE
13'
PROP. 6'
10' SWK. PK
,,,1
~I i
-· x ' LLi
\_ EX. 2• HP GAS ,,..,...-EX. 8" ACP WATER U UNKNOWN OWG
EX. JO" RCP SD -------.. no
PER DWG 360-5 7U
_,,,,,..-EX. 6" VCP SEIIE"R U PER OWG 118-9
OAK AVENUE
FROM STATION JJ+94.84 TO STATION 38+90.91
NOT TO SCALE
48'
32'
24' AC GRIND & OVERLAY
CURB TO MEDIAN
ALONG FRONTAGE
tx. 5' EX. 9.5' EX. 9.5'
BIKE TRAVEL TRA I/EL
LANE LANE LANE
I
VARIES
32' -34'
EX. 8' RAISED
PLANTED MEDIAN
EX. MEDIAN
CURBS
EX. ROW
7.5'
,,,1
~,
x LLi
EX. SIDEWALK TO BE
REMOVED AND REPLACED
WITH 10' WIDE SIDEWALK L. t \_ EX. 1 112"
HP GAS
EX. 6 ACP WATER EX. 6" VCP SEWER PER
(UNKNOWN OWG) TO BE DWG 118-9 TO BE
~ EX. 24" RCP SD
Pm DWG 803-8
REMOVE' ANO REPLACE EX. CURB
AND GUTTER IN SAME LOCATION
EX. 22• WIDE JOINT TRENCH CONTAINING
STREET LIGHT, TRAmc SIGNAL, AND
/RR/GA TION UTILITIES Pm OWG 291-20
PROP.
ROW
REMOVED & REPLACED REMOVED & REPLACED
W/ 8" PVC WATER MAIN W/ 8" PVC SEWER MAIN
CARLSBAD VILLAGE DRIVE
FROM STATION 43+ 78.22 TO STATION 45+65.90
NOT TO SCALE
48' VARIES EX. ROW
8'Row,-:-;-t:::::::::,.__--i----'8[''_L ____ .J;J2t' ____ -i~-_l(3~2::_i:.1!_'±~-~J~a~o'±'!:_J_) ___ 37.~5•~
OED/CATION 6, 34' AC GR/NO & OVERLAY
16.1' 1b°R':WK PKWY CURB TO MEDIAN 10' RAISED
",1-_....:..:.:..;__-t--'-''-----=""--;.-,c-7-___ _,_,AL,,,ON=G..,_FR_,__,_Q,,,N-'--'T.-'--'-AGE=---~'__,PLANTED
PROJECT SITE I ~I / 24' 8' MEO/AN
I J, EX.
r:<I J EX. 9.5' EX. 9.5' 10' RIGHT! ~ "cn/r"v' TRA VE'L TRA I/EL TURN
LANE LANE POCKET
EX. MEO/AN
CURBS
EX. SIDEWALK TO BE
REMOVED AND REPLACED
WITH 10' WIDE SIDEWALK
EX. TREES TO BE
REMOVED AND REPLACED
L. t \_ EX. 1 112"
HP GAS
EX. 6 ACP WATER EX. 6" VCP SEWER PER
(UNKNOWN OWG) TO BE DWG 118-9 TO BE
~ EX. 24" RCP SD
Pm OWG 803-8
REMOVE' AND REPLACE EX. CURB ~D GUTTER IN SAME LOCATION
EX. 22" WIDE JOINT TRENCH CONTAINING
STREET LIGHT, TRAmC SIGNAL, AND
/RR/GA TION UTILITIES Pm OWG 291-20
EX. ROW
TO REMAIN
PROP. 4' WIDE
UNOBSTRUCTED
FIRE ACCESS
ROAD EASEMENT
EXISTING
ALLEY
2% -
20'
PARKING STALL
PROP. CURB & I GUTTER
II PROP. TRENCH
DRAIN
I 0.5% MIN.
REMOVED & RtPLACED REMOVED & REPLACED
W/ 8" PVC WATER MAIN W/ 8" PVC SEWER MAIN
CARLSBAD VILLAGE DRIVE
FROM STATION 41+86.07 TO STATION 42+75.21
NOT TO SCALE
7.5'
0.5'
PROPOSED BUILDING FACE
FFE=66.88
ELEC. RM.
FFE=65.45
PROP. 8" PVC
PVT. SEIIE"R MAIN SECTION C-C
\V-T~ ~ ~ i ;
No. C67517
Exp. 6/J0/25
CiV\\.
NOT TO SCALE
MARINA NATASHA WURST, R.C.E. C67517 DA TE REGISTRATION DESIGNED
/[IV\ Cs.-w J-EXPIRES 6-30-23 BY:
5/11/2023 AM/JT
PM
REVIEW:
MW
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CAP
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
JOB NUMBER:
CV
M
U
94
5
-
1
0
6
5
C
A
R
L
S
B
A
D
V
I
L
L
A
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D
R
I
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CA
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B
A
D
,
C
A
,
9
2
0
0
8
PDC
11.13.2023
4488.00
SDP 2023-0014
GRT CARLSBAD VILLAGE
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
C04
SITE GRADING PLAN
June 5, 2024 Item #1 183 of 269
l>v
30 15 0 30
I ~ I
SCALE: 1"=30'
60 90
I I
FF 66.20
EX 6" CURB & GUTTER AND CONCRETE
SIDEWALK TO BE REMOVED & REPLACED
•
PROP. BMP #3A RAISED
BIOF/L TRA 110N PLANTER
(SEE DETAIL ON SHT. C05)
I
71'"=68~
1.5' I o " o
ARN: 203-320-31
I o " o
"
" D
..
..
• PROPOSED COMPACT
., PARKING STALLS
D
"
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PROP.-BMP /JC RAISED
BIOF/7:. TRA 110N PLANTER PROP. 2' WIDE
(SEE,.PETAIL ON SHT. C05) BROW DITCH
D 5-STORY PARKINGD
,,,,___• STRUCTURE WITH
-iHi---" _RO.EfTOP PARKtNq
• •
" ..
"
PROP. BMP. #2
lllf'-'"-'-'~ MODUU.R-
WE!TLAND UNIT 8-8
PLAN,TED.
"
..
,,...
-----1----
------------------------
------I
I
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I
File Name P: \4488\Engr\DWG\_Plans\Site Developement Plan\4488-SDP Sheet 4-Site Grading Sheet.dwg, Date Last Saved 1/23/2024 2:31:41 PM, Date Plotted Last 1/23/2024 2:32: 17 PM
QJ ______ _
-w-
--------
NOTE:
FOR PROPOSED RETAINING WALL AND SITE WALL COLOR
AND FINISH, REFER TD ARCHITECTURAL PLANS.
PROP. WATER EASEMENT
(A=343 SF)
BUILDING D
5-STORY
RESJDEN11AL
PROP. ROW
----------APN: 204-111-02 FUTURE FACE OF CUR
OAK A VENUE IRREVOCABLE OFFER TO
OED/CA TE AN EASEMENT FOR PUBLIC STREET
AND U11LITY PURPOSES PER DOC/
2020-0482809 RECORDED ON AUG. 25, 2020
\V-T~ ~ ~
,,,------1-------...:,,.__ FUTURE OED/CA 110N
APN: 204-111-01
DETAIL 'B'
SCALE: 1"=20'
jj
i ;
No. C67517
Exp. 6/J0/25
MARINA NATASHA WURST, R.C.E. C67517 DA TE REGISTRATION
C/V\\. /[IV\ c-__ w J-EXPIRES 6-30-23
5/11/2023
DESIGNED PM
BY: REVIEW:
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PA
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PA PA
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PA PA
PA
PA
PAPA
PA
PA PA PA PA PA PAPA PA PA
PA
PA
PA
PA
PA
PA
PA
PA PA
PA
PA
PA
PAPA
PA
PA
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PA
PA
PA PA PA PA PA PA PA PA PA
PA
PA
PA PA
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PA
PA
PA
PA
PA
PA
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PA
PA
BMP
PA
PA
PA
PA
PA PA
PA
BMP
BMP
PA
PAPA
PA
PA
PA
PA
PA
CAP
SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
JOB NUMBER:
CV
M
U
94
5
-
1
0
6
5
C
A
R
L
S
B
A
D
V
I
L
L
A
G
E
D
R
I
V
E
CA
R
L
S
B
A
D
,
C
A
,
9
2
0
0
8
PDC
11.13.2023
4488.00
SDP 2023-0014
GRT CARLSBAD VILLAGE
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
C05
SITE UTILITY PLAN
June 5, 2024 Item #1 184 of 269
GRAND AVENUE
EX. 6" WA IER MAIN ---w--
12' I
REHAB EX. SEWER
MANHOLE PER
CSD sro\11 DWG. -
S-IA
IIB=:::
FIRE SPRINKLING NOTE=
AU BUILDINGS SHAU BE DESIGNED ~TH FIRE SPRINKLER Sl'SmlS IN ACCORDANCE WITH NFPA.
BUILDING
COMMERCIAL A
COMMERCIAL B
RESIDENT/Al C
RESIDENTIAL D
PARKING STRUCTURE
EXISTING I-STORY
BUILDING TO
REMAIN AND
PROTECT IN PLACE.
PROPOSED POST
AND BEAM
SHORING WAU
PROPERTY
LINE
2'
10'
5'
WALK J'
.___,.-PROPOSED
RETAINING 'NALL
6" PVC FIRE LATERAL
WITH CONCRETE ENCASED
STEEL SLEEVE
SECTION D-D
NOT TO SCALE
NOTES:
1. FOR PLANTING AND IRRIGATION, SEE
LANDSCAPING PLANS PER LANDSCAPE ARCHITECT.
18" THICK BIORETENTION SOIL MEDIA PER CITY OF
CARLSBAD BMP DESIGN MANUAL APPENDIX F.J WITH
51/HR MIN. INFILTRATION RATE (OR APPROVED
EQUIVALENT)
WATERPROOFING PER ARCHITECTURAL PLANS.
ENSURE LINER IS SEALED TO WALL UP TO
HEIGHT OF WATER PONDING.
DOWNSPOUT (PER PLUMBING ENGINEER)
J" MULCH (PER LANDSCAPE ARCHITECT)
OVERFLOW INLET GRATE
STRUCTURE (BROOKS
BOX, TYPE PER PLAN
WITH TRASH CAPTURE
DEVICE
6"
FREEBOARD
FG/FS
PER PLAN
FOR CONTINUATION SEE
STORM DRAIN SHEETS
• ..,
0
• "'
SPLASH PAD AND COBBLE
FOR ENERGY DISSIPATION
OBSERVATION WELL/CLEANOUT
WITH REMOVABLE WATERTIGHT
CAP PER SDSW-101
8" SOLID PVC RISER
0 0 0 0 0 0
J" THICK WASHED SAND (ASTM JJ)
J" THICK CHOKING STONE (ASTM NO. B)
s•-PERFORATED PVC UNDERDRAIN PER ASTM
DJOJ4 OR EQUIVALENT (HOLES FACING DOWN)
. ·-..
DEEPENED
FOOTING/
RETAINING
WALL PER
STRUCTURAL
D'NGS.
12 • MIN. THICK
GRAVEL (ASTM /57
OPEN GRADED
STONE) UNDERDRAIN CONNECTION INTO SIDE
OF BOX, IE PER PLAN. PLACE
UNDERDRAIN ORIFICE WHEN SPECIFIED.
BMP+3A-3C. 4A-48 CRAISED
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SHEET NUMBER:
SHEET TITLE:
DATE:
REVISIONS:
SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975
KFALOSANGELES.COM
JOB NUMBER:
THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE
COPYRIGHTED WORK OF KFA, LLC AND MAY NOT BE REPRODUCED WITHOUT
WRITTEN PERMISSION
NOTES
11/8/2023 11:42:38 AM
CV
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SITE PLAN
11.13.2023
2022-004.00
SDP 2023-0014
GRT CARLSBAD VILLAGE,
LLC
11661 SAN VICENTE BLVD,
SUITE 850
LOS ANGELES CA 90049
1" = 30'-0"1SITE PLAN
N
01 MODULAR WETLAND UNIT
02 STANDPIPE
03 DOMESTIC BACKFLOW PREVENTER
04 IRRIGATION BACKFLOW PREVENTER
05 FIRE BACKFLOW PREVENTER
06 KNOX BOX FOR FIRE DEPARTMENT
07 NEW CUL-DE-SAC CURB, SEE CIVIL DRAWINGS
08 (E) CURB CUT
09 RELOCATED CALTRANS TRANSFORMER
10 (E) POWER POLE TO BE REMOVED
11 BMP RAISED FLOW THRU PLANTER, SEE CIVIL
AND LANDSCAPE DRAWINGS
12 (E) NCTD BUS STOP LOCATION
13 UNOBSTRUCTED FIRE ACCESS ROAD EASEMENT
14 TENANT PRIVATE COURTYARD, TYP.
15 VISIBILITY TRIANGLE, TYP.
LEGEND
June 5, 2024 Item #1 186 of 269
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