HomeMy WebLinkAbout2006-02-07; Housing & Redevelopment Commission; 379; Carlsbad Village TownhomesHOUSING AND REDEVELOPMENT COMMISSION - AGENDA BILL 1
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TITLE:
CARLSBAD VILLAGE TOWNHOMES
RP 04-23/CT 04-21
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RECOMMENDED ACTION:
That the Housing and Redevelopment Commission ADOPT Resolution No 408 . APPROVING a
Major Redevelopment Permit (RP 04-23) and tentative tract map (CT04-21) for the construction of a
13,895 square foot multi-family condominium with the option to convert one (1) of the condominium
units to one (1) Bed & Breakfast Inn on the property located at 2683 & 2687 Roosevelt Street in Land
Use District 8 of the Carlsbad Village Redevelopment Area and in Local Facilities Management Zone
1 as recommended by the Design Review Board.
ITEM EXPLANATION:
On November 21, 2005, the Design Review Board (DRB) conducted a public hearing to consider a
major redevelopment permit for a nine-unit, two story, condominium project totaling 13,895 square
feet in Land Use District 8 of the Carlsbad Village Redevelopment Area. The 20,221 square foot
site contains three small apartment buildings which are all in a state of disrepair and proposed to be
demolished in order to accommodate the building. The site is bordered by a 4-unit apartment
building to the south, a single-family residence to the north, residential and office development
across Roosevelt Street to the east, and a non-conforming automotive use to the west.
The proposed project involves the construction of two stories of residential condominiums located
over underground parking. There are nine units total varying in size from 1,870 square feet to 3,300
square feet, with the largest unit facing Roosevelt Street (Unit 6), having the option to operate as a
condominium or a Bed & Breakfast Inn. There are six 3-bedroom units, two 4-bedroom units, and
one 5-bedroom unit. The Bed & Breakfast Inn is a 4-bedroom unit and is differentiated from the
other units by it's off-yellow color. Each unit has a 2-car garage with roll-up garage doors and
covered guest parking is provided as required. Each unit within the project is equipped with a
second balcony or an above grade courtyard area for recreational purposes.
The project also includes extensive landscaping within and around the project, a pleasant
architectural design unique to the Village, and low-lying decorative walls along the street frontage.
Vehicular access to the underground parking is provided off Roosevelt Street.
At the public hearing, the Design Review Board members voted unanimously (5-0) to
recommend approval of the project as proposed with findings to grant the following:
1. Establishment of the High Residential (RH) density designation for the subject property with a
corresponding density of 15-23 dwelling units per acre and a Growth Management Control Point
(GMCP) of 19 dwelling units per acre;
In addition the Design Review Board added a condition of approval to the Design Review Board
resolution requiring future property owners sign a disclosure form, separate from the CC&R's,
which acknowledges that they understand Unit 6's ability to operate either as a residential unit or
a Bed & Breakfast Inn.
The approving resolutions along with the Design Review Board staff report, and the draft minutes
of the November 21st meeting are attached for the Commission's review.
PAGE 2
ENVIRONMENTAL REVIEW:
The Housing & Redevelopment Department has conducted an environmental review of the
project pursuant to the Guidelines for Implementation of the California Environmental Quality Act
and the Environmental Protection Ordinance of the City of Carlsbad. As a result of said review,
the project has been found to be exempt from environmental review pursuant to Section 15332 of
the State CEQA Guidelines as an in-fill development project on a site of less than five acres in an
urbanized area that has no habitat value and is served by adequate facilities. No comments
were received on the environmental determination. The necessary finding for this environmental
determination is included in the attached Housing & Redevelopment Commission resolution.
FISCAL IMPACT:
The proposed project will have a positive impact in terms of increased property tax. The current
assessed value of the project site is $687,000. With the new construction, it is estimated that the
assessed value will increase to approximately $10 million. The increase in value would result in
additional tax increment revenue for the Carlsbad Redevelopment Agency of approximately $ 93,130
per year. Additionally, it is anticipated that the project will serve as a catalyst for other improvements
in the area, either new development or rehabilitation of existing buildings, through the elimination of a
blighting influence within the area.
EXHIBITS:
1. Housing & Redevelopment Commission Resolution No. 408. APPROVING RP04-23.
2. Design Review Board Resolution No. 300 and 301 dated November 21, 2005.
3. Design Review Board Staff Report dated November 21, 2005, w/attachments.
4. Draft Design Review Board Minutes, dated November 21, 2005.
CONTACT INFORMATION: CLIFF JONES, ASSISTANT PLANNER, (760) 434-2813;cjones@ci.
carlsbad.ca.us
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HOUSING AND REDEVELOPMENT COMMISSION RESOLUTION NO. 408
2
A RESOLUTION OF THE HOUSING AND REDEVELOPMENT
3 COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA,
APPROVING MAJOR REDEVELOPMENT PERMIT NO. RP04-23 AND
4 TENTATIVE TRACT MAP NO. CT04-21 FOR THE CONSTRUCTION OF
A 13,895 SQUARE FOOT TWO STORY NINE UNIT MULTI-FAMILY
CONDOMINIUM WITH THE OPTION TO INCLUDE ONE (1) BED &
BREAKFAST INN ON THE PROPERTY LOCATED AT 2683 & 2687
ROOSEVELT STREET IN LAND USE DISTRICT 8 OF THE CARLSBAD
VILLAGE REDEVELOPMENT AREA AND IN LOCAL FACILITIES
MANAGEMENT ZONE 1.
APPLICANT: DAVID LEE SOANES
CASE NO: RP 04-23/CT 04-21
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WHEREAS, on November 21, 2005, the City of Carlsbad Design Review Board held a duly
noticed public hearing to consider a Major Redevelopment Permit (RP 04-23) and Tentative Tract Map
(CT 04-21) for the construction of a 13,895 square foot two story nine unit multi-family condominium
with the option to convert one (1) of the multi-family condominiums to one (1) Bed & Breakfast Inn
on the property located at 2683 & 2687 Roosevelt Street, and adopted Design Review Board
Resolutions No. 300 and 301 recommending to the Housing and Redevelopment Commission that
Major Redevelopment Permit (RP 04-23) and Tentative Tract Map (CT 04-21) be approved; and
WHEREAS, the Housing and Redevelopment Commission of the City of Carlsbad, on the date
of this resolution held a duly noticed public hearing to consider the recommendation and heard all
persons interested in or opposed to Major Redevelopment Permit (RP 04-23) and Tentative Tract Map
(CT 04-21); and
WHEREAS, the recommended Design Review Board approval includes findings establishing
the High Residential (RH) density range of 15-23 dwelling units per acre for the subject property; and
WHEREAS, as a result of an environmental review of the subject project conducted pursuant
to the Guidelines for Implementation of the California Environmental Quality Act and the
Environmental Protection Ordinance of the City of Carlsbad, the project was found to be categorically
exempt from the requirement for preparation of environmental documents pursuant to Section 15332
27 of the State CEQA Guidelines as an in-fill development project on a site of less than five acres in an
28 urbanized area that has no habitat value and is served by adequate facilities.
PAGEl
1
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Housing and Redevelopment
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Commission of the City of Carlsbad, California as follows:
1. That the foregoing recitations are true and correct.
2. That Major Redevelopment Permit (RP 04-23) and Tentative Tract Map (CT 04-21) are
APPROVED and that the findings and conditions of the Design Review Board contained in
"
1 Resolutions No. 300 and 301, on file in the City Clerk's Office and incorporated herein by reference,
o are the findings and conditions of the Housing and Redevelopment Commission.
9 3. That the Housing and Redevelopment Commission of the City of Carlsbad has reviewed,
10 analyzed and considered the environmental determination for this project and any comments thereon.
] ] The Housing and Redevelopment Commission finds that:
12 (a) The project is consistent with the applicable general plan designation and all
13 applicable general plan policies as well as with applicable zoning designation and regulations;
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(b) The proposed development occurs within city limits on a project site of no more
than five acres and substantially surrounded by urban uses;
(c) The project site has no value as habitat for endangered, rare or threatened species;
(d) Approval of the project would not result in any significant effects relating to
traffic, noise, air quality, or water quality; and
(e) The site can be adequately served by all required utilities and public services.
The Housing and Redevelopment Commission finds that the environmental determination reflects the
independent judgment of the Housing and Redevelopment Commission of the City of Carlsbad.
4. That this action is final the date this resolution is adopted by the Housing and
Redevelopment Commission. The provision of Chapter 1.16 of the Carlsbad Municipal Code, "Time
Limits for Judicial Review" shall apply:
25 NOTICE TO APPLICANT:
26 "The time within which judicial review of this decision must be sought, or other exactions hereafter
collectively referred to, is governed by Code of Civil Procedure, Section 1094.6, which has been made
applicable in the City of Carlsbad by Carlsbad Municipal Code Chapter 1.16. Any petition or other
._„ paper seeking judicial review must be filed in the appropriate court not later than the ninetieth day
following the date on which this decision becomes final; however, if within ten days after the decision
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becomes final a request for the record of the proceedings accompanied by the required deposit in an
amount sufficient to cover the estimated cost of preparation of such record, the time within which such
petition may be filed in court is extended to not later than the thirtieth day following the date on which
the record is either personally delivered or mailed to the party, or his/her attorney of record, if he/she
has one. A written request for the preparation of the record of the proceedings shall be filed with the
City Clerk, City of Carlsbad, 1200 Carlsbad Village Drive, Carlsbad, California, 92008."
PASSED, APPROVED, AND ADOPTED at a special meeting of the Housing and
Redevelopment Commission of the City of Carlsbad, California, held on the 7th day of February.
2006 by the following vote to wit:
AYES: Commissioners Lewis, Hall, Kulchin, Packard, Sigafoose
NOES: None
ABSENT: None
ABSTAIN: None
A. LEWIS, C
ATTEST:
,TT, SECRETARY
PAGES
EXHIBIT 2
DESIGN REVIEW BOARD RESOLUTIONS
NO. 300 AND 301
DATED NOVEMBER 21,2005
1 DESIGN REVIEW BOARD RESOLUTION NO. 300
2 A RESOLUTION OF THE DESIGN REVIEW BOARD OF THE CITY OF
3 CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF MAJOR
REDEVELOPMENT PERMIT NUMBER RP 04-23 FOR THE
4 CONSTRUCTION OF A 13,895 SQUARE FOOT TWO STORY NINE UNIT
5 MULTI-FAMILY CONDOMINIUM WITH THE OPTION TO INCLUDE ONE
(1) BED & BREAKFAST INN ON THE PROPERTY LOCATED AT 2683 &
6 2687 ROOSEVELT STREET IN LAND USE DISTRICT 8 OF THE
CARLSBAD VILLAGE REDEVELOPMENT AREA AND IN LOCAL
7 FACILITIES MANAGEMENT ZONE 1.
CASE NAME: CARLSBAD VILLAGE TOWNHOMES
APN: 203-101-02
9 CASE NO:RP 04-23
10
WHEREAS, David Lee Soanes, "Applicant", has filed a verified application with the
Redevelopment Agency of the City of Carlsbad regarding property owned by Robert Enright,
13 "Owner", described as Assessor Parcel Number 203-101-02, and more thoroughly described in
14 Attachment A, ("the Property"); and
WHEREAS, said application constitutes a request for a Major Redevelopment Permit, as
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shown on Exhibits "A-J" dated November 21, 2005, on file in the Housing and Redevelopment
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Department, "Carlsbad Village Townhomes RP 04-23/CT 04-21", as provided by Chapter
19 21.35.080 of the Carlsbad Municipal Code; and
20 WHEREAS, the Design Review Board did on the 21st day of November, 2005, hold a
21 duly noticed public hearing as prescribed by law to consider said request; and
22 WHEREAS, at said public hearing, upon hearing and considering all testimony and
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arguments, if any, of persons desiring to be heard, said Board considered all factors related to24
25 "Carlsbad Village Townhomes RP 04-23."
26 NOW, THEREFORE, BE IT HEREBY RESOLVED, by the Design Review Board as
27 follows:
28 A. That the foregoing recitations are true and correct.
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B. That based on the evidence presented at the public hearing, the Design Review
2 Board RECOMMENDS APPROVAL of Carlsbad Village Townhomes RP 04-
23, based on the following findings and subject to the following conditions:
3
GENERAL AND REDEVELOPMENT PLAN CONSISTENCY FINDINGS;4
c 1. The Housing & Redevelopment Director 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
6 on the environment, and it is therefore categorically exempt from the requirement for
preparation of environmental documents pursuant to Section 15332 of the State CEQA
Guidelines as an infill development project, hi making this determination, the Housing &
_ Redevelopment Director has found that the exceptions listed in Section 15300.2 of the state
CEQA Guidelines do not apply to this project.
9
2. The Design Review Board finds that the project, as conditioned herein and the
10 establishment of the RH density designation for the project, is in conformance with the
Elements of the City's General Plan, the Carlsbad Village Area Redevelopment Plan, and the
Carlsbad Village Redevelopment Master Plan and Design Manual based on the facts set forth
12 in the staff report dated November 21,2005 including, but not limited to the following:
13 a. The proposed project is consistent with the goals and objectives for the Village,
as outlined within the General Plan, because it provides for a multi-family
residential use in an appropriate location within the Village. This in turn serves
, 5 to enhance and maintain the area as a residential neighborhood and encourages
greater residential support opportunities in the Village. The location of the
16 project will provide the new residents an opportunity to walk to shopping,
recreation and mass transit functions. The new residential units will enhance the
17 Village as a place for living and working. The project will also be close to
existing bus routes, furthering the goal of new economic development near
transportation corridors.
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b. The project is consistent with the Village Redevelopment Master Plan and
20 Design manual in that the proposed project assists in satisfying the goals and
objectives set forth for Land Use District 8 through the following actions: 1) it
21 establishes the Village as a quality shopping, working, and living environment
22 by providing for a multi-family for-sale product which serves to increase the
type of housing options available to people seeking to reside in the downtown
23 area, 2) it improves the pedestrian and vehicular circulation in the Village Area
by limiting vehicular access to the site to one point from Roosevelt Street,
24 thereby improving vehicular circulation in the Village, 3) it stimulates property
improvements and new development in the Village by providing for an
appropriate intensity of residential development that is compatible with the
26 surrounding area which may serve as a catalyst for future redevelopment in the
area, 4) it improves the physical appearance of the Village Area by replacing
27 currently blighted apartments with an aesthetically pleasing building with
attractive landscaping.28 F
DRB RESO NO. 300 -2-
c. The project as designed is consistent with the development standards for Land
2 Use District 8, the Village Design Guidelines and other applicable regulations set
forth in the Village Master Plan and Design Manual.
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d. The existing streets can accommodate the estimated ADTs and all required
public right-of-way has been or will be dedicated and has been or will be
~ improved to serve the development. The pedestrian spaces and circulation have
been designed in relationship to the land use and available parking. Public
5 facilities have been or will be constructed to serve the proposed project. The
project has been conditioned to develop and implement a program of "best
7 management practices" for the elimination and reduction of pollutants which
enter into and/or are transported within storm drainage facilities.8
9 e. The proposed project will not have an adverse impact on any open space within
the surrounding area. The project is consistent with the Open Space
10 requirements for new development within the Village Redevelopment Area and
the City's Landscape Manual.
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f. The proposed project has been conditioned to comply with the Uniform Building
and Fire Codes adopted by the City to ensure that the project meets appropriate
13 fire protection and other safety standards.
14 g. The proposed project is consistent with the Housing Element of the General
Plan, the City's Inclusionary Housing Ordinance, and the Redevelopment
Agency's Inclusionary Housing Requirement, as the Developer has been
conditioned to enter into an Affordable Housing Agreement to provide and deed
restrict one (1) dwelling unit as affordable to low income households if provided
17 on-site and two (2) dwelling units if provided or purchased off-site.
h. The proposed project meets all of the minimum development standards set forth
in Chapter 21.45.080, and has been designed in accordance with the concepts
contained in the Design Guidelines Manual, in that the overall plan for the
20 project is comprehensive and incorporates many of the architectural features of
surrounding developments. The buildings, landscaping, and on-site amenities all
21 conform to the Village Redevelopment Master Plan and Design Manual which
serves as the adopted land use plan for the area. The overall plan for the project
provides for adequate usable open space, circulation, off-street parking,
23 recreational facilities and other pertinent amenities. The parking is well
integrated into the building and the project is compatible with surrounding land
24 uses and will not negatively impact circulation patterns in the area. Common
areas and recreational facilities are located so that they are readily accessible to
the occupants of the dwelling units. The overall architecture is compatible with
_, the surrounding area and consistent with the Village character as set forth in the
Village Design Manual.
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DRB RESO NO. 300 -3-
3. The Design Review Board hereby finds that the appropriate residential density for the project is RH
~ (15-23 dwelling units per acre), which has a Growth Management Control Point (GMCP) of 19
dwelling units per acre. Justification for the RH General Plan density designation is as follows:
a. The density is compatible with the surrounding area which contains a variety of
4 uses including residential, commercial, office, and light industrial. Residential
uses in the area range from single family residential to high-density multi-family
5 residential. Application of the RH General Plan designation on the subject
, property allows for the construction of a project that is compatible with the
mixture of surrounding uses in terms of size, scale, and overall density.
7 b. The RH General Plan density designation serves to satisfy the goals of the
8 Village Redevelopment Master Plan by increasing the number, quality, diversity,
and affordability of housing units within the Village. The higher density
designation makes it financially feasible to construct the multi-family units in
today's economy. The Village Redevelopment Area has an abundance of
residential rental units, but few condominiums have been developed in the area
since prior to the inception of the redevelopment plan in 1981.
12 c. The RH General Plan density designation serves to satisfy the objectives of Land
Use District 8 by increasing the number of residential units in close proximity to
shops, restaurants, and mass transportation (Bus & Village Coaster Station).
Higher residential densities in close proximity to mixed-use areas with easy
access to mass transportation promote greater job/housing balance and help
15 solve regional issues such as reduced traffic congestion and improved air quality.
16 4. The project will provide sufficient additional public facilities for the density in excess of the
control point to ensure that the adequacy of the City's public facility plans will not be
adversely impacted, in that all necessary public improvements to accommodate the
18 proposed development have been provided or are required as conditions of project
approval.
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5. There have been sufficient developments approved in the quadrant at densities below the
control point to offset the units in the project above the control point so that approval will not
91 result in exceeding the quadrant limit.
22 6. 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
23 by this project and in compliance with adopted City standards, in that all required public
facilities necessary to accommodate the proposed development have been provided or
are required as conditions of project approval.
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7. The project is consistent with the City-wide Facilities and Improvements Plan, the Local
26 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;
DRB RESO NO. 300 -4- / 6
government administrative facilities; and open space, related to the project will be installed to
2 serve new development prior to or concurrent with need. Specifically,
3 a. The project has been conditioned to ensure that building permits will not be
issued for the project unless the District Engineer determines that sewer service
is available, and building cannot occur within the project unless sewer service
, remains available and the District Engineer is satisfied that the requirements of
the Public Facilities Element of the General Plan have been met insofar as they
6 apply to sewer service for this project.
b. All necessary public improvements have been provided or are required as
conditions of approval.8
9 c. The project has been conditioned to provide proof from the Carlsbad Unified
School District that the project has satisfied its obligation to provide school
10 facilities.
11 d. Park-in-lieu fees are required by Carlsbad Municipal Code Chapter 20.44, and
12 will be collected prior to the issuance of building permit.
13 e. 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.
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8. The project is consistent with the City's Landscape Manual.
16 9. The Design Review Board 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
17 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.
18
19 GENERAL CONDITIONS:
20 Note: Unless otherwise specified herein, all conditions shall be satisfied prior to the issuance of
building permits.
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_ 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
23 implemented and maintained over time, if any such conditions fail to be so implemented
and maintained according to their terms, the City/Agency shall have the right to revoke or
24 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
26 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
27 or a successor in interest by the City's/Agency's approval of this Major Redevelopment
Permit.
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2. Staff is authorized and directed to make, or require the Developer to make, all corrections
2 and modifications to the Major Redevelopment Permit documents, as necessary to
make them internally consistent and in conformity with the final action on the project.
3 Development shall occur substantially as shown on the approved Exhibits. Any proposed
development different from this approval, shall require an amendment to this approval.
4
, 3. The Developer shall comply with all applicable provisions of federal, state, and local laws
and regulations in effect at the time of building permit issuance.
6
4. If any condition for construction of any public improvements or facilities, or the payment
7 of any fees in-lieu thereof, imposed by this approval or imposed by law on this Project are
challenged, this approval shall be suspended as provided in Government Code Section
66020. If any such condition is determined to be invalid this approval shall be invalid
9 unless the Housing and Redevelopment Commission determines that the project
without the condition complies with all requirements of law.
10
5. The Developer/Operator shall and does hereby agree to indemnify, protect, defend and
hold harmless the Redevelopment Agency of the City of Carlsbad, its governing body
12 members, officers, employees, agents, and representatives, from and against any and all
liabilities, losses, damages, demands, claims and costs, including court costs and
13 attorney's fees incurred by the Agency arising, directly or indirectly, from (a) Agency's
approval and issuance of this Major Redevelopment Permit, (b) Agency's approval or
issuance of any permit or action, whether discretionary or non-discretionary, 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
16 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
17 concluded and continues even if the Agency's approval is not validated.
18 6. The Developer shall submit to the Housing and Redevelopment Department a
19 reproducible 24" x 36", mylar copy of the Major Redevelopment Permit reflecting the
conditions approved by the final decision making body.
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7. The Developer shall include, as part of the plans submitted for any permit plan check, a
21 reduced legible version of all approving resolution(s) in a 24" x 36" blueline drawing
22 format.
23 8. Prior to the issuance of a building permit, the Developer shall provide proof to the
Director from the Carlsbad School District that this project has satisfied its obligation to
24 provide school facilities.
25 9. This project shall comply with all conditions and mitigation measures which are required
26 as part of the Zone 1 Local Facilities Management Plan and any amendments made to that
Plan prior to the issuance of building permits.
27
10. Approval is granted for Major Redevelopment Permit RP 04-23 as shown on Exhibits
A-J, dated November 21, 2005, on file in the Housing and Redevelopment Department
DRB RESO NO. 300 -6- \2-
and incorporated herein by reference. Development shall occur substantially as shown
2 unless otherwise noted in these conditions.
3 11. This approval is granted subject to the approval of Tentative Tract Map No. CT 04-21
and is subject to all conditions contained in Design Review Board Resolution No. 301
for this other approval and incorporated by reference herein.
12. This approval shall become null and void if building permits are not issued for this
6 project within 24 months from the date of project approval.
13. Building permits will not be issued for the 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
9 the application for the building permit, and that water and sewer capacity and facilities
will continue to be available until the time of occupancy. A note to this effect shall be
10 placed on the Final Map.
11 HOUSING CONDITIONS;
12 14. Prior to the approval of the final map for this project, the Developer shall enter into an
13 Affordable Housing Agreement with the City/Agency to provide and deed restrict one (1)
dwelling unit if provided on-site & two (2) dwelling units if provided or purchased off-
14 site as affordable to lower-income households for the useful life of the dwelling unit, in
accordance with the requirements and process set forth in Chapter 21.85 of the Carlsbad
Municipal Code. The draft Affordable Housing Agreement shall be submitted to the
16 Housing and Redevelopment Director no later than 60 days prior to the request to final
the map. The recorded Affordable Housing Agreement shall be binding on all future
17 owners and successors in interest.
I Q 15. The Developer shall construct or provide the required inclusionary units concurrent with
jo the project's market rate units, unless both the final decision making authority of the
City/Agency and the Developer agree within an Affordable Housing Agreement to an
20 alternate schedule for development.
21 BED & BREAKFAST INN CONDITIONS:
22 16. All future residents of the project will be required to sign a form, separate from the
23 CC&R's, which acknowledges that they understand that Unit 6 has the option of
being converted into a Bed & Breakfast Inn at the location.
24
17. A resident manager or owner must live at and be involved in the daily operation of
the facility. Documents pertaining to the operation and maintenance of such facility
shall be submitted for staff approval prior to Bed & Breakfast Inn occupancy.
27 18. No meals will be served other than for guests/managers staying at the facility.
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DRB RESO NO. 300 -7- / 3
19. Exterior lighting shall be designed to limit direct light glare outside of the project
2 site.
3 20. Occupancy of guests shall be limited to a maximum of seven days.
4 21. The Bed & Breakfast Inn shall be reviewed by the Housing & Redevelopment
Director on a yearly basis to determine if all conditions of the Bed & Breakfast Inn
use have been met and that the use does not have a significant detrimental impact on
6 surrounding properties or the public health and welfare. If the Housing &
Redevelopment Director determines that the use has such significant adverse
7 impacts, the Housing & Redevelopment Director shall recommend that the Design
Review Board, after providing the permittee the opportunity to be heard, add
additional conditions to mitigate the significant adverse impact(s). This permit may
9 be revoked at any time after a public hearing, if it is found that the use has a
significant detrimental affect on surrounding land uses and the public's health and
10 welfare, or the conditions imposed herein have not been met.
22. The Bed & Breakfast Inn shall provide complimentary valet parking service
, 2 throughout the term of operation and during all hours of operation.
13 LANDSCAPE CONDITIONS;
14 23. The Developer shall submit and obtain Housing & Redevelopment Director approval of a
Final Landscape and Irrigation Plan showing conformance with the approved Preliminary
Landscape Plan and the City's Landscape Manual. The Developer shall construct and
install all landscaping as shown on the approved Final Plans, and maintain all landscaping
in a healthy and thriving condition, free from weeds, trash, and debris.
17
24. The first submittal of Final Landscape and Irrigation Plans shall be pursuant to the
* ° landscape plan check process on file in the Planning Department and accompanied by the
project's building, improvement, and grading plans.
20 25. Developer shall pay a landscape plan check and inspection fee as required by Section
20.08.050 of the Carlsbad Municipal Code.
21
MISCELLANEOUS CONDITIONS:22
23 26. The Developer shall establish a homeowner's association and corresponding covenants,
conditions and restrictions. Said CC&Rs shall be submitted to and approved by the
24 Housing and Redevelopment Director prior to final map approval. Prior to issuance of
a building permit the Developer shall provide the Housing & Redevelopment
Department with a recorded copy of the official CC&Rs that have been approved by the
Department of Real Estate and the Housing and Redevelopment Director. At a
minimum, the CC&Rs shall contain the following provisions:
27"
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DRBRESONO. 300 -8-
a. General Enforcement by the City. The City shall have the right, but not the
2 obligation, to enforce those Protective Covenants set forth in this Declaration in favor
of, or in which the City has an interest.
3
b. Notice and Amendment. A copy of any proposed amendment shall be provided to the
4 City in advance. If the proposed amendment affects the City, City shall have the right
to disapprove. A copy of the final approved amendment shall be transmitted to City
within 30 days for the official record.
6 27. This project is being approved as a condominium permit for residential homeownership
7 purposes. If any of the units in the project are rented, the minimum time increment for
such rental shall be not less than 26 days. The CC&Rs for the project shall include this
8 requirement.
9 28. Developer shall pay the citywide Public Facilities Fee imposed by City Council Policy
JO #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
11 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
j 3 approval will not be consistent with the General Plan and shall become void.
14 29. All roof appurtenances, including air conditioners, shall be architecturally integrated and
concealed from view and the sound buffered from adjacent properties and streets, in
1$ substance as provided in Building Department Policy No. 80-6, to the satisfaction of the
., Directors of Community Development and/or Housing and Redevelopment.
17 30. Prior to occupancy of the first dwelling unit the Developer shall provide all required
passive and active recreational areas per the approved plans, including landscaping and
18 recreational facilities.
19 NOTICING CONDITIONS;
20 31. Prior to the issuance of the building permit, Developer shall submit to the City a Notice
21 of Restriction to be filed in the office of the County Recorder, subject to the satisfaction
of the Housing and Redevelopment Director, notifying all interested parties and
22 successors in interest that the City of Carlsbad has issued a Major Redevelopment
23 Permit and Tentative Tract Map by Resolution No. 300 and 301 on the real property
owned by the Developer. Said Notice of Restriction shall note the property description,
24 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.
25 The Housing and Redevelopment Director 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.
27
ON-SITE CONDITIONS:
28
DRB RESO NO. 300 -9- /5
32. The developer shall construct trash receptacle and recycling areas as shown on the site
2 plan (Exhibit "A") with gates pursuant to the City Engineering Standards and Carlsbad
Municipal Code Chapter 21.105. Location of said receptacles shall be approved by the
3 Housing & Redevelopment Director. Enclosure shall be of similar colors and/or
materials of the project and subject to the satisfaction of the Housing & Redevelopment
Director.
33. No outdoor storage of material shall occur onsite unless required by the Fire Chief.
6 When so required, the Developer shall submit and obtain approval of the Fire Chief and
Housing & Redevelopment Director of an Outdoor Storage Plan, and thereafter comply
7 with the approved plan.
g
34. The developer shall submit and obtain Housing & Redevelopment Director approval of
9 an exterior lighting plan including parking areas. All lighting shall be designed to reflect
downward and avoid any impacts on adjacent homes or property.
10
35. The project shall have a master cable television hookup. Individual antennas shall
not be permitted.
12
36. There shall be separate utility systems for each unit.
13
STANDARD CODE REMINDERS;
14
The project is subject to all applicable provisions of local ordinances, including but not limited to the
1 -* following code requirements.
16 ^
, j 1. The Developer shall pay park-in-lieu fees to the City, prior to the approval of the final map as
required by Chapter 20.44 of the Carlsbad Municipal Code.
18 2. The developer shall pay a landscape plan check and inspection fee as required by Section
19 20.080.050 of the Carlsbad Municipal Code.
20 3. Developer shall exercise special care during the construction phase of this project to prevent
offsite siltation. Planting and erosion control shall be provided in accordance with Carlsbad
21 Municipal Code Chapter 15.16 (the Grading Ordinance) to the satisfaction of the City Engineer.
22 General
23 4. The tentative map shall expire twenty-four (24) months from the date this tentative map approval
24 becomes final.
25 5. 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 the time of building permit
26 issuance, except as otherwise specifically provided herein.
27 6. Premise identification (addresses) shall be provided consistent with Carlsbad Municipal Code
Section 18.04.320.
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DRB RESO NO. 300 -10- /
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7. Any signs proposed for this development shall at a minimum be designed in conformance with
the approved plans and the sign criteria contained in the Village Redevelopment Master
Plan and Design Manual and shall require review and approval of the Housing &
Redevelopment Director prior to installation of such signs.
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 the 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 Section
66020(a), and file the protest and any other required information with the City Manager for
processing in accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely
follow that procedure will bar any subsequent legal action to attack, review, set aside, void, or
annul their imposition.
You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions
DOES NOT APPLY to water and sewer connection fees and capacity charges, nor planning,
zoning, grading or other similar application processing or service fees in connection with this
project; NOR DOES IT APPLY to any fees/exactions of which you have previously been given a
NOTICE similar to this, or as to which the statute of limitations has previously otherwise
expired.
PASSED, APPROVED, AND ADOPTED at a meeting of the Design Review Board of
the City of Carlsbad, California, held on the 21st day of November, 2005 by the following vote to
wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
Baker, Heineman, Lawson, Marquez, Schumacher
None
None
None
COURTNEY-
DESIGN REVIEW BOARD
glPERSON
ATTEST:
DEBBIE FOUNTAIN
HOUSING AND REDEVELOPMENT DIRECTOR
DRBRESONO. 300 -11-n
EXHIBIT "A"
LEGAL DESCRIPTION
APN 203-101-02
PARCEL (203-101-02):
THE NORTHEAST HALF OF LOT 26, SEASIDE LANDS, IN THE CITY OF CARLSBAD,
COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP
THEREOF NO. 1722, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN
DIEGO COUNTY, JULY 28, 1921.
"MIS
DESIGN REVIEW BOARD RESOLUTION NO. 301
1
2 A RESOLUTION OF THE DESIGN REVIEW BOARD OF THE
CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING
3 APPROVAL OF CARLSBAD TRACT NUMBER CT 04-21 TO
SUBDIVIDE .464 ACRES INTO NINE (9) CONDOMINIUM UNITS
4 WITH THE OPTION TO INCLUDE ONE (1) BED & BREAKFAST
INN ON PROPERTY LOCATED AT 2683 & 2687 ROOSEVELT
5 STREET IN LAND USE DISTRICT 8 OF THE VILLAGE
REDEVELOPMENT AREA AND IN LOCAL FACILITIES
6 MANAGEMENT ZONE 1.
CASE NAME: CARLSBAD VILLAGE TOWNHOMES
7 CASE NO.: CT 04-21
8 WHEREAS, David Lee Soanes, "Applicant", has filed a verified application with
9 the Housing and Redevelopment Agency of the City of Carlsbad regarding property owned
by Robert Enright "Owner", described as Assessor Parcel Number 203-101-02 and more
thoroughly described in Attachment A ("the Property"); and
12 WHEREAS, said verified application constitutes a request for a Tentative Tract
13
Map as shown on Exhibit(s) "A-J" dated November 21, 2005, on file in the Housing and
14
Redevelopment Department as "Carlsbad Village Townhomes RP 04-23/CT 04-21", as
15
provided by Chapter 21.35.080 of the Carlsbad Municipal Code; and16
WHEREAS, the Design Review Board did, on the 21st day of November, 2005,
jo hold a duly noticed public hearing as prescribed by law to consider said request; and
19 WHEREAS, at said public hearing, upon hearing and considering all testimony
20. and arguments, if any, of persons desiring to be heard, said Board considered all factors
21 relating to the Tentative Tract Map.
22 NOW, THEREFORE, BE IT HEREBY RESOLVED by the Design Review Board
23 of the City of Carlsbad as follows:
24 A) That the foregoing recitations are true and correct.
25 B) That based on the evidence presented at the public hearing, the Design Review
Board RECOMMENDS APPROVAL of Carlsbad Village Townhomes CT 04-
21, based on the following findings and subject to the following conditions:
27 Findings:
28 1. That the proposed map and the proposed design and improvement of the subdivision as
conditioned, is consistent with and satisfies all requirements of the General Plan, the
Village Redevelopment Plan and Village Master Plan and Design Guidelines, Titles
1 " 20 and 21 of the Carlsbad Municipal Code, and the State Subdivision Map Act, and will
_ |, not cause serious public health problems.
- II 2. That the proposed project is compatible with the surrounding future land uses since
surrounding properties are located within Land Use District 8 of the Village
4 Redevelopment Area and the intent of the Village Master Plan is to provide for a
gradual transition in this district to a mix of higher quality residential uses.
5
3. That the site is physically suitable for the type and density of the development since the
6 site is adequate in size and shape to accommodate residential development at the
density proposed, in that the development is consistent with the RH density
7 designation which has been assigned to the property based on the following
findings:
8
a. The density is compatible with the surrounding area which contains a
9 variety of uses such as residential, commercial office, retail, and light
industrial. Residential uses in the area range from single family residential
to high density multi-family residential. The RH General Plan density
designation allows for the construction of a project that is compatible with
the mixture of surrounding uses in terms of size and scale.
12
b. The RH General Plan density designation serves to satisfy the goals of the
13 Village Redevelopment Master Plan by increasing the number, quality,
diversity, and affordability of housing units within the Village.
14
c. The RH General Plan density designation serves to satisfy the objectives of
15 Land Use District 8 by increasing the number of residential units in close
, , proximity to shops, restaurants, and the Village Coaster Station.16
4. That the design of the subdivision or the type of improvements will not conflict with
easements of record or easements established by court judgment, or acquired by the
public at large, for access through or use of property within the proposed subdivision, in
that the property has frontage on Roosevelt Street and there are no easements
19 granting access through the property to others.
20 5. That the property is not subject to a contract entered into pursuant to the Land
Conservation Act of 1965 (Williamson Act).
21
6. That the design of the subdivision provides, to the extent feasible, for future passive or
22 natural heating or cooling opportunities in the subdivision.
23 7. That the Design Review Board has considered, in connection with the housing
proposed by this subdivision, the housing needs of the region, and balanced those
24 housing needs against the public service needs of the City and available fiscal and
environmental resources.
2, 8. That the design of the subdivision and improvements are not likely to cause substantial
environmental damage nor substantially and avoidably injure fish or wildlife or their
27 habitat, in 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
28 is therefore categorically exempt form the requirement for preparation of
environmental documents pursuant to Section 15332 of the State CEQA
DRB RESO NO. 301 -2- 26
Guidelines as an infill development project. Therefore, the Design Review Board
2 finds that there is no substantial evidence the project will have a significant effect
on the environment.
9. That the discharge of waste from the subdivision will not result in violation of existing
4 California Regional Water Quality Control Board requirements, in that the project is
conditioned to comply with the City's requirements of the National Pollutant
5 Discharge Elimination System (NPDES) permit.
6 10. The Design Review Board finds that the project, as conditioned herein, is in
conformance with the Elements of the City's General Plan, the Village Redevelopment
7 Plan and Village Master Plan and Design Guidelines based on the facts set forth in
the staff report dated November 21, 2005 including, but not limited to the following: the
project will provide for a permitted use (multi-family residential) in an appropriate
0 location within Land Use District 8 of the Village Redevelopment Area.
JQ 11. The project is consistent with the City-Wide Facilities and Improvements Plan, the
applicable local facilities management plan, and all City public facility policies and
1 1 ordinances since:
12 a. The project has been conditioned to ensure that building permits will not be
issued for the project unless the District Engineer determines that sewer
13 service is available, and building cannot occur within the project unless sewer
service remains available, and the District Engineer is satisfied that the
14 requirements of the Public Facilities Element of the General Plan have been
met insofar as they apply to sewer service for this project.
15
b. Statutory School fees will be paid to ensure the availability of school facilities in
16 the Carlsbad Unified School District.
17 c. Park-in-lieu fees are required as a condition of approval.
18 d. All necessary public improvements have been provided or are required as
conditions of approval.
19
e. The developer has agreed and is required by the inclusion of an appropriate
condition to pay a public facilities fee. Performance of that contract and payment
of the fee will enable this body to find that public facilities will be available
21 concurrent with need as required by the General Plan.
09
12. 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
24 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.
25 13. This project has been conditioned to comply with any requirement approved as part of
26 the Local Facilities Management Plan for Zone 1.
27 Conditions:
28 Note: Unless otherwise specified herein, all conditions shall be satisfied prior to approval of a
final map or the issuance of building permits, whichever occurs first.
DRB RESO NO. 301 -3- 21
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
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implemented and maintained according to their terms, the Redevelopment Agency/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;
institute and prosecute litigation to compel their compliance with said conditions or seek
damages for their violation. No vested rights are gained by Developer or a successor in
interest by the City's approval of this Major Redevelopment Permit and Tentative
Tract Map.
7
2. Staff is authorized and directed to make, or require the Developer to make, all
corrections and modifications to the Tentative Tract Map 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
10 approval.
3. The Developer shall comply with all applicable provisions of federal, state, and local
ordinances 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
Section 66020. If any such condition is determined to be invalid this approval shall be
invalid unless the Housing and Redevelopment Commission determines that the
project without the condition complies with all requirements of law.
16
5. The Developer/Operator shall and does hereby agree to indemnify, protect, defend and
17 hold harmless the Redevelopment Agency of the City of Carlsbad, its governing body
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 Agency arising, directly or indirectly, from (a) Agency's
19 approval and issuance of this Tentative Tract Map, (b) Agency's approval or issuance
of any permit or action, whether discretionary or non-discretionary, 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.
6. The Developer shall submit to the Agency a reproducible 24" x 36", mylar copy of the
(Tentative Map/Site Plan) reflecting the conditions approved by the final decision
making body.
25 II 7. Prior to the issuance of a building permit, the Developer shall provide proof to the
Director from the School District that this project has satisfied its obligation to provide
26 I! school facilities.
27 s. 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 to28 || that Plan prior to the issuance of building permits.
DRB RESO NO. 301 -4-
1 9. Building permits will not be issued for this project unless the local agency providing
water and sewer services to the project provides written certification to the City that
adequate water service and sewer facilities, respectively, are available to the project at
, the time of the application for the building permit, and that water and sewer capacity and
facilities will continue to be available until the time of occupancy. A note to this effect
4 shall be placed on the Final Map.
5 10. Approval of CT04-21 is granted subject to the approval of RP04-23.
6 ENGINEERING CONDITIONS:
NOTE: Unless specifically stated in the condition, all of the following
conditions, upon the approval of this proposed tentative map, must be
° met prior to approval of a final map, building or grading permit,
whichever occurs first.
General
1. 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
12 proposed haul route.
13 2. Prior to issuance of any building permit, Developer shall comply with the requirements of the
City's anti-graffiti program for wall treatments if and when such a program is formally
14 established by the City.
*' 3. There shall be one Final Map recorded for this project.
I 4. Developer shall install sight distance corridors at all street intersections in accordance with
, - | Engineering Standards.
18 Fees/Aereements
19
5. Developer shall cause property owner to execute and submit to the City Engineer for recordation,
20 the City's standard form Geologic Failure Hold Harmless Agreement.
21 I 6. Developer shall cause property owner to execute and submit to the City Engineer for recordation
the City's standard form Drainage Hold Harmless Agreement regarding drainage across the
22 adjacent property.
7. Prior to approval of any grading or building permits for this project, Developer shall cause
_ . Owner to give written consent to the City Engineer to the annexation of the area shown within
the boundaries of the subdivision into the existing City of Carlsbad Street Lighting and
25 Landscaping District No. 1 and/or to the formation or annexation into an additional Street
Lighting and Landscaping District. Said written consent shall be on a form provided by
26 the City Engineer.
27 „Grading
28
8. Based upon a review of the proposed grading and the grading quantities shown on the tentative
DRB RESO NO. 301 -5- 9 ?
map, a grading permit for this project is required. Developer shall apply for and obtain a grading
permit from the City Engineer.
3 Dedications/Improvements
4
9. Developer shall cause Owner to make an irrevocable offer of dedication to the City and/or other
5 appropriate entities for all public streets and other easements shown on the tentative map. The
offer shall be made by a certificate on the final map. All land so offered shall be offered free and
6 clear of all liens and encumbrances and without cost. Streets that already public are not required
to be rededicated.
7
10. Developer shall execute and record a City standard Subdivision Improvement Agreement to
° install and secure with appropriate security as provided by law, public improvements shown on
the tentative map and the following improvements including, but not limited to (paving, base,
signing and striping, sidewalks, curbs and gutters, grading, clearing and grubbing,
, Q undergrounding or relocation of utilities, sewer, water, fire hydrants, street lights, stormwater
treatment facilities and retaining walls), to City Standards to the satisfaction of the City
1 j Engineer. The improvements are:
12
a) Developer shall construct new curb, gutter and sidewalk as necessary across
13 the frontage of Roosevelt Street to meet current City standards to the
satisfaction of the City Engineer.
14 b) Developer to construct a new fire hydrant as shown.
15 A list of the above shall be placed on an additional map sheet on the Final Map per the
provisions of Sections 66434.2 of the Subdivision Map Act. Improvements listed above shall be
1" constructed within 18 months of approval of the subdivision or development improvement
agreement or such other time as provided in said agreement.
,o 1. Roosevelt Street shall be dedicated by Owner along the project frontage based on a center line to
right-of-way width of 30 feet and in conformance with City of Carlsbad Standards.
19
2. Prior to issuance of building permits, Developer shall underground all existing overhead utilities
20 within the subdivision boundary.
21 3. Developer shall have the entire drainage system designed, submitted to and approved by the City
Engineer, to ensure that runoff resulting from 10-year frequency storms of 6 hours and 24 hours
22 duration under developed conditions, are equal to or less than the runoff from a storm of the
same frequency and duration under existing developed conditions. Both 6 hour and 24 hour
storm durations shall be analyzed to determine the detention basin capacities necessary to
accomplish the desired results.
4. Prior to the issuance of grading permit or building permit, whichever occurs first,
Developer shall submit for City approval a "Storm Water Management Plan (SWMP).'5
25 The SWMP shall demonstrate compliance with the City of Carlsbad Standard Urban
Stormwater Mitigation Plan (SUSMP), Order 2001-01 issued by the San Diego Region of
27 the California Regional Water Quality Control Board and City of Carlsbad Municipal
Code. The SWMP shall address measures to avoid contact or filter said pollutants from
28 storm water, to the maximum extent practicable, for the post-construction stage of the
project. At a minimum, the SWMP shall:
DRB RESO NO. 301 -6- /M
1
« a. identify existing and post-development on-site pollutants-of-concem;
b. identify the hydrologic unit this project contributes to and impaired water bodies that could
•> be impacted by this project;
c. recommend source controls and treatment controls that will be implemented with this project
4 to avoid contact or filter said pollutants from storm water to the maximum extent practicable
before discharging to City right-of-way;
5 d. establish specific procedures for handling spills and routine clean up. Special considerations
and effort shall be applied to (RESIDENT/EMPLOYEE) education on the proper procedures
6 for handling clean up and disposal of pollutants;
e. ensure long-term maintenance of all post construct BMPs in perpetuity; and
7 f. identify how post-development runoff rates and velocities from the site will not exceed the
pre-development runoff rates and velocities to the maximum extent practicable.
8
Final Mao Notes
-.ft 1. Developer shall show on Final Map the net developable acres for each parcel.
11 2. Note(s) to the following effect(s) shall be placed on the map as non-mapping data
12 A. All improvements are privately owned and are to be privately maintained.
13 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.
14
C. Geotechnical Caution:
15
1. 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
I g construction, operation or maintenance.
19 Special Conditions
20 1 • The Average Daily Trips (ADT) and floor area contained in the staff report and shown on the
Tentative Map are for planning purposes only. Developer shall pay traffic impact and sewer
21 impact fees based on Section 18.42 and Section 13.10 of the City of Carlsbad Municipal Code,
respectively.
22
Carlsbad Municipal Water District Conditions23
2. Prior to approval of improvement plans or final map, Developer shall meet with the Fire Marshal
to determine if fire protection measures (fire flows, fire hydrant locations, building sprinklers)
are required to serve the project. Fire hydrants, if proposed, shall be considered public
improvements and shall be served by public water mains to the satisfaction of the District
26 Engineer.
27 3. The Developer shall design and construct public facilities within public right-of-way or within
minimum 20-feet wide easements granted to the District or the City of Carlsbad. At the
28 discretion of the District Engineer, wider easements may be required for adequate maintenance,
access and/or joint utility purposes.
DRBRESONO. 301 -7- 75
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4. Prior to issuance of building permits, Developer shall pay all fees, deposits, and charges for
connection to public facilities. Developer shall pay the San Diego County Water Authority
capacity charge(s) prior to issuance of Building Permits.
5. The Developer shall install potable water services and meters at a location approved by the
District Engineer. The locations of said services shall be reflected on public improvement plans.
6. The Developer shall install sewer laterals and clean-outs at a location approved by the District
Engineer. The locations of sewer laterals shall be reflected on public improvement plans.
7. The Developer shall design and construct public water and sewer facilities substantially as
shown on the Tentative Map to the satisfaction of the District Engineer. Proposed public
facilities shall be reflected on public improvement plans.
8. The Developer shall provide separate potable water meters for each separately owned unit.
DRBRESONO. 301 -8-
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NOTICE
Please take NOTICE that approval of your project includes the "imposition" of fees, dedications,
reservations, or other exactions hereafter collectively referred to for convenience as
"fees/exactions."
You have 90 days from the 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 Section
66020(a), and file the protest and any other required information with the City Manager for
processing in accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely
follow that procedure will bar any subsequent legal action to attack, review, set aside, void, or
annul their imposition.
You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions
DOES NOT APPLY to water and sewer connection fees and capacity charges, nor planning,
zoning, grading or other similar application processing or service fees in connection with this
project; NOR DOES IT APPLY to any fees/exactions of which you have previously been given a
NOTICE similar to this, or as to which the statute of limitations has previously otherwise
expired.
PASSED, APPROVED, AND ADOPTED at a meeting of the Design Review Board of
the City of Carlsbad, California, held on the 21st day of November, 2005 by the following vote to
wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
Baker, Heineman, Lawson, Marquez, Schumacher
None
None
None
HAHIPERSON
DESIGN REVIEW BOARD
ATTEST:
DEBBIE FOUNTAIN
HOUSING AND REDEVELOPMENT DIRECTOR
DRBRESONO. 301 -9-
EXHIBIT "A"
LEGAL DESCRIPTION
APN 203-101-02
PARCEL (203-101-02):
THE NORTHEAST HALF OF LOT 26, SEASIDE LANDS, IN THE CITY OF CARLSBAD,
COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP
THEREOF NO. 1722, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN
DIEGO COUNTY, JULY 28, 1921.
EXHIBIT 3
DESIGN REVIEW BOARD STAFF REPORT
DATED NOVEMBER 21,2005
(WITH ATTACHMENTS)
City of Carlsbad Housing and Redevelopment Department
A REPORT TO THE DESIGN REVIEW
BOARD
Application Complete Date: Staff; Cliff Jones
2/2/2005 BobWojcik
Environmental Review:
Categorical Exemption
ITEM NO. 1
DATE: November 21,2005
SUBJECT: RP 04-23/CT 04-21 - "CARLSBAD VILLAGE TOWNHOMES": Request for a
Major Redevelopment Permit and Tentative Tract Map to allow the construction
of a 13,895 square foot, two story, nine-unit multi-family condominium with the
option to include one (1) Bed & Breakfast Inn on the property located at 2683 &
2687 Roosevelt Street in Land Use District 8 of the Carlsbad Village
Redevelopment Area.
I. RECOMMENDATION
That the Design Review Board ADOPT Design Review Board Resolution No. 300
recommending APPROVAL of RP 04-23, and ADOPT Design Review Board Resolution No.
301 recommending APPROVAL of CT 04-21 to the Housing and Redevelopment Commission
based on findings and subject to the conditions contained therein.
II. DEVELOPMENT APPROVAL PROCESS
The proposed project requires a major redevelopment permit because it involves new
construction of a building that has a building permit valuation greater than $150,000. This major
redevelopment permit serves as the site development plan required by Chapter 21.53 of the
Carlsbad Municipla Code. Additionally, the project requires the approval of a tentative tract map
because it involves separate ownership of the residential units. In accordance with
redevelopment permit procedures, the major redevelopment permit and tentative tract map are
being brought forward for a recommendation by the Design Review Board and for final approval
by the Housing and Redevelopment Commission.
The Design Review Board is being asked to hold a public hearing on the permits requested,
consider the public testimony and staff's recommendation on the project, discuss the project
and then take action to recommend approval or denial of the project.
The proposed project is not located within the Coastal Zone; therefore, a Coastal Development
Permit is not required for the subject project.
III. PROJECT DESCRIPTION AND BACKGROUND
The applicant, David Lee Soanes, has requested a major redevelopment permit and tentative
tract map to allow the construction of a 13,895 square foot, two-story nine-unit condominium
CARLSBAD VILLAGE TOWNHOMES
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project. The subject property totals 20,221 square feet and is located at 2683 & 2687 Roosevelt
Street in Land Use District 8 of the Carlsbad Village Redevelopment Area. The existing
structures on-site include three small apartment buildings (7 units total) with a shared driveway
aisle for access. The existing apartments are in a state of disrepair and are proposed to be
demolished in order to accommodate the new building. The subject property is bordered by a 4-
unit apartment building to the south, a single-family residence to the north, residential and office
development across Roosevelt Street to the east, and a non-conforming automotive use to the
west. The majority of the east and west side of Roosevelt Street include single family,
multifamily residences, and small offices.
The project consists of two-stories of residential condominiums located over underground
parking. There are nine (9) units total varying in size from 1,870 square feet to 3,300 square
feet, with the largest unit facing Roosevelt Street (Unit 6), having the option to operate as a
condominium or a Bed & Breakfast Inn. The two-story building is designed to appear as three
separate "row house" buildings in order to reduce the massing of the building along Roosevelt
Street and incorporates many architectural elements of the "old world" architecture. Each
residential unit has a 2-car garage with roll up garage doors and covered guest parking is
provided as required. Vehicular access to the site is provided off of Roosevelt Street.
IV. GENERAL PLAN CONSISTENCY
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The General Plan includes the following goals for the Village: 1) a City which preserves,
enhances and maintains the Village as a place for living, working, shopping, recreation, civic
and cultural functions while retaining the Village atmosphere and pedestrian scale; 2) a City
which creates a distinct identity for the Village by encouraging activities that traditionally locate
in a pedestrian-oriented downtown area, including offices, restaurants, and specialty shops; 3) a
City which encourages new economic development in the Village and near transportation
corridors to retain and increase resident-serving uses; and 4) a City that encourages a variety of
complementary uses to generate pedestrian activity and create a lively, interesting social
environment and a profitable business setting. The General Plan objective is to implement the
Redevelopment Plan through the comprehensive Village Master Plan and Design Manual.
The proposed project is consistent with the goals and objectives for the Village, as outlined
within the General Plan, because it provides for a multi-family residential use in an appropriate
location within the Village. This in turn serves to enhance and maintain the area as a residential
neighborhood and encourages greater residential support opportunities in the Village. The
location of the project will provide the new residents an opportunity to walk to shopping,
recreation, and mass transit functions. The new residential units will enhance the Village as a
place for living and working. The project will also be close to existing bus routes, furthering the
goal of new economic development near transportation corridors.
V. CONSISTENCY WITH VILLAGE REDEVELOPMENT AREA VISION. GOALS AND
OBJECTIVES
The proposed project will be able to address a variety of objectives as outlined within the Village
Master Plan and Design Manual as follows:
GoaM: Establish Carlsbad Village as a Quality Shopping, Working and Living Environment.
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The proposed project will result in the development of new condominium units where residents
will be within clear walking distance to District 1, the retail and commercial core of the Village
Area. The new residences will increase the number, quality and diversity of housing units within
the Village, particularly those in proximity to transit, shopping and employment for those people
seeking to reside in the downtown area. The attractive architectural design of the project will
serve to enhance the site and the surrounding area.
Goal 2: Improve the Pedestrian and Vehicular Circulation in the Village Area. The project has
been designed to minimize the pedestrian/vehicular conflicts along Roosevelt Street by limiting
vehicular access to the site to one point from Roosevelt Street, thereby improving vehicular
circulation in the Village. Additionally, the proposed project will be in close proximity to both bus
and rail mass transit options and will thus encourage and promote the use of mass transit,
further improving vehicular circulation in the Village.
Goal 3: Stimulate Property Improvements and New Development in the Village. The Master
Plan and Design Manual was developed in an effort to stimulate new development and/or
improvements to existing buildings in the Village. The intent is that new development or
rehabilitation of existing facilities will then stimulate other property improvements and additional
new development. One of the objectives of this goal is to increase the intensity of development
within the Village. The proposed project will assist in the continued effort to improve the Village
Redevelopment Area, specifically in the Residential Support Area (Land Use District 8) by
providing for an appropriate intensity of residential development that is compatible with
surrounding area. Staff sees the development of the subject property as an additional catalyst
for further redevelopment along Roosevelt Street.
Goal 4: Improve the Physical Appearance of the Village Area. The project has a design that is
visually appealing and sensitive to surrounding development within the area. The architecture
of the new structure will meet the requirements of the design guidelines for the Village. The
new structure is two stories, and is stepped back from the property lines, which is in keeping
with the scale and intensity of the surrounding properties. Therefore, construction of the
proposed project will reinforce the Village character with appropriate site planning and
architectural design and materials that comply with City standards and requirements.
VI. CONSISTENCY WITH VILLAGE LAND USE PLAN
As set forth in the Village Master Plan and Design Manual, multi-family uses are classified as
permitted uses within Land Use District 8 of the Village Redevelopment Area. Permitted uses
are defined as those uses which are permitted by right because they are considered to be
consistent with the vision and goals established for the district. Although these land uses may
be permitted by right, satisfactory completion of the Design Review Process and compliance
with all other requirements of the Redevelopment Permit Process is still required. As mentioned
previously, the proposal also includes an option to operate Unit 6 as a bed & breakfast use.
Bed & breakfast uses are provisional uses in Land Use District 8. Considerations that must be
addressed to assess the appropriateness of a bed & breakfast use within District 8 are: 1) that
there is adequate provisions for on site parking 2) that noise and activity of late evening arrivals
and early morning departures is not disruptive to residents living near the site. Staff concludes
that the proposed project complies with both of these considerations. First, the project has been
constructed in order to meet the on-site parking requirements for a bed & breakfast use and the
required parking is easily accessible at the front of the subterranean garage. Second, staff
3Z-
CARLSBAD VILLAGE TOWNHOMES
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believes the proposed building is architecturally significant and represents the character of the
Village well making a bed & breakfast use at the location quite charming and appropriate for the
Village area. In order to insure that residents of the project are made aware of the bed &
breakfast use, staff has conditioned the applicant to inform all future residents of the ability to
convert Unit 6 into a Bed & Breakfast use at the location.
Location and development criteria that must be assessed for provisional bed & breakfast
projects within District 8 are that parking areas for the bed & breakfast should be separate from
adjacent residential uses. Staff concludes that the parking for the bed & breakfast use is
separate from adjacent residential uses. The parking area for the bed & breakfast use is
contained in a separate area at the front of the building that will be serviced by a valet helping
reduce the impact upon the surrounding residential units.
The overall vision for the development of District 8 (Residential Support) is to accommodate a
relatively dense urban neighborhood with a Village scale and character. Permitted land uses in
District 8 include single and multi-family residential uses and provisional uses are primarily
office related. Staff believes that the proposed project achieves this vision by providing a highly
desirable residential use, which promotes the north end of Roosevelt Street as a quality
residential neighborhood. The building is designed in a manner that compliments nearby
residential uses incorporating many of the same architectural elements found in other Village
residential projects. Development of the subject property will serve as a catalyst for future
residential projects and help to promote the Village Design further along Roosevelt Street.
In summary, the proposed project supports the Village character for the area. The project is
located in close proximity to mass transit, parks, the beach, retail, and commercial services.
The project is consistent with the Village Master Plan and Design Manual and has also been
determined to be consistent with the General Plan, as related to the Village Redevelopment
Area.
VII. CONSISTENCY WITH VILLAGE DEVELOPMENT STANDARDS
The specific development standards for new development within Land Use District 8 are as
follows:
Building Setbacks: The Village Master Plan and Design Manual establishes the front,
rear and side yard setbacks for the property. In Land Use District 8, the required front yard
setback is 5-15 feet and the required side yard setback is 10% of the total lot width (12'5"), and
the rear yard setback is 5-10 feet. All setbacks are measured from property lines. The front
yard setback of the proposed building is 5 feet from the front property line (after a 5 foot street
dedication). The side yard setbacks are both set at the maximum of 12'5" from the side property
lines. The rear of the building is located 5 feet from the rear property line.
As set forth in the Village Redevelopment Master Plan and Design Manual, the top of the range
is considered to be the desired setback standard. However, a reduction in the standard to the
minimum, or anywhere within the range, may be allowed if the project warrants such a reduction
and the following findings are made by the Housing & Redevelopment Commission:
1. The reduced standard will not have an adverse impact on surrounding properties.
2. The reduced standard will assist in developing a project that meets the goals of the
Village Redevelopment Area and is consistent with the objectives for the land use district
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PAGES
in which the project is to be located.
3. The reduced standard will assist in creating a project design which is interesting and
visually appealing and reinforces the Village character of the area.
The findings required allowing a reduction in the setbacks for the front and rear at a level below
the maximum are as follows. First, the proposed setback will not have an adverse impact on
surrounding properties as the reduced setback will allow for the parking to be visually
subordinated contained below grade and beneath the structure. Furthermore, the reduced
standard will help to break up the mass of the building allowing other portions of the building to
be setback further and stepped back at upper levels. Second, the reduced standard will assist
in developing a project that meets the goals of the Village Redevelopment Area and is
consistent with land use objectives in that the project will replace two blighted structures with a
visually appealing project with a scale and character that will improve the appearance and
condition of the current Village housing stock helping to stimulate property improvements and
further new development in the Village. Lastly, the reduced standard will assist in creating a
project design that is interesting and visually appealing and reinforces the Village character of
the area through setbacks that provide adequate space for landscape planters and decorative
paving at the ground floor and allow building recesses and relief along the various building
planes. The reduced standard will assist in creating greater architectural articulation adjacent to
the street and will assist in the effort to make the building visually interesting and more
appealing which is primary goal of the Village Design guidelines in reinforcing the Village
character. Based on these findings, it is staff's position that the proposed project satisfies the
setback requirements set forth for Land Use District 8.
Portions of the building along the front, rear, and sides that do encroach into the setback areas
are permitted as architectural encroachments pursuant to Section 21.46.120 of the Municipal
Code. Qualifying architectural encroachments for the proposed project include fireplace
structures, balconies, stairways, and guardrails.
Building Coverage: The range of building footprint coverage permitted for all projects in
Land Use District 8 is 60% to 80%. For the proposed project, the building coverage is 69%
which is within the established range. The bottom of the range is considered the desired
standard. However, an increase in the standard to the maximum, or anywhere within the range,
may be allowed if the project warrants such an increase and the following findings are made by
the Housing & Redevelopment Commission:
1. The increased standard will not have an adverse impact on surrounding properties.
2. The increased standard will assist in developing a project which meets the goals of the
Village Redevelopment Area and is consistent with the objectives for the land use district
in which the project is located.
3. The reduced standard will assist in creating a project design which is interesting and
visually appealing and reinforces the village character of the area.
The proposed building coverage is consistent with the building coverage for many of the
properties within the Village. The project provides ample setbacks on both the north and side
yards of 12'6" and a 5' setback is provided at the rear allowing for a building coverage of 69%,
which will not negatively impact the adjacent residential uses or the commercial use to the rear.
The proposed building coverage standard provides for the intensification of development
desired for the area and a building with a strong street presence, which assists in creating a
project design that is visually appealing and is consistent with the objectives for Land Use
CARLSBAD VILLAGE TOWNHOMES
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PAGE 6
District 8. Therefore, staff finds that the building coverage is consistent with the desired
standard.
Building Height: The height limit for Land Use District 8 is 35 feet with a minimum 5:12
roof pitch. The proposed project will have a maximum height of 35 feet and a roof pitch of 7:12.
The chimneys do project above the 35-foot height limit however they are permitted as
architectural features according to Section 21.46.020 of the Municipal Code. Therefore, the
building height is in compliance with the established standard.
Open Space: A minimum of 20% of the property must be maintained as open space.
The open space must be devoted to landscaped pedestrian amenities in accordance with the
City of Carlsbad's Landscape Manual. Open space may be dedicated to landscaped planters,
open space pockets and/or connections, roof gardens, balconies, and/or patios. Qualified open
space for the proposed project includes: landscape and hardscape on the ground floor of the
front, rear, and sides of the building and private balconies and courtyards. The project provides
for a total of 6,650 square feet of open space, which represents 33% of the site and is
consistent with the open space requirement. Landscape and hardscape on the ground floor
alone (excluding the private balconies and courtyards) equates to 25% of the site.
Parking: The parking requirement for a multi-family dwelling is two standard spaces per
unit and 1/2 guest parking space per unit. The project provides eight two-car garages for units 1-
5 & units 7-9, as well as four covered guest spaces.
Unit 6 is proposed as an optional bed & breakfast unit (B&B), which requires two standard
spaces for the owner of the B&B plus one space for each guest room. With 4 bedrooms
proposed, the applicant proposes a tandem garage for the owner/caretaker of the B&B and a
four-space tandem garage to be parked by a complimentary valet. The Municipal Code does
not address standards for tandem valet parking. Tandem valet parking as an option can be
considered through permits such as redevelopment permits and the appropriate conditions
related to tandem valet parking can be developed through redevelopment permits. Staff
believes that the complimentary valet service of the tandem garage meets the parking
requirements because the required number of spaces are available and valet service makes
them accessible and suggests the use be conditioned to provide complimentary valet service
throughout the term of operation and during all hours of operation. This condition has been
incorporated into attached DRB Resolution No. 300.
Unit 6 triggers an additional guest parking space requirement (if sold as condominium rather
than a B&B), which is covered and provided for on site. The applicant wishes to have the
flexibility to either sell unit 6 or keep it for himself and operate it as a B&B. With either option
(B&B or condominium unit) the required parking is satisfied.
Residential Density: The Village Master Plan and Design Manual does not set forth
specific densities in the land use districts that permit residential uses. Instead, an appropriate
General Plan residential density is to be determined for each project based upon compatibility
findings with the surrounding area. Maximum project density may not exceed the Growth
Management Control Point (GMCP) for the applicable density designation unless a density
increase or bonus is granted in accordance with Chapters 21.53 and 21.86 of the Carlsbad
Municipal Code. Appropriate findings must also be made per Chapter 21.90 of the Carlsbad
Municipal Code to exceed the GMCP.
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After considering the goals and objectives of the Village Redevelopment Area, the vision for
Land Use District 8, and surrounding land uses, staff is recommending a High Density
Residential (RH) General Plan Designation for the subject property. Justification for the RH
General Plan density designation is as follows:
1. The density is compatible with the surrounding area which contains a variety of uses
including residential, commercial, office, and light industrial. Residential uses in the area
range from single family residential to high-density multi-family residential. Application of the
RH General Plan designation on the subject property allows for the construction of a project
that is compatible with the mixture of surrounding uses in terms of size, scale, and overall
density.
2. The RH General Plan density designation serves to satisfy the goals of the Village
Redevelopment Master Plan by increasing the number, quality, diversity, and affordability of
housing units within the Village. The higher density designation makes it financially feasible
to construct the multi-family units in today's economy. The Village Redevelopment Area has
an abundance of residential rental units, but few condominiums have been developed in the
area since prior to the inception of the redevelopment plan in 1981.
3. The RH General Plan density designation serves to satisfy the objectives of Land Use
District 8 by increasing the number of residential units in close proximity to shops,
restaurants, and mass transportation (Bus & Village Coaster Station). Higher residential
densities in close proximity to mixed-use areas with easy access to mass transportation
promote greater job/housing balance and help solve regional issues such as reduced traffic
congestion and improved air quality.
The RH designation allows for a density range of 15 to 23 dwelling units per acre with a Growth
Management Control Point (GMCP) of 19 dwelling units per acre. The site area for the proposed
project is .464 acres (20,221 square feet), which will accommodate 8.81 dwelling units per the
GMCP. As discussed below, the project applicant is requesting a density increase to
accommodate a total of 9 dwelling units. With 9 dwelling units proposed, the project results in a
density of 19.4 dwelling units per acre, which is slightly above the GMCP of the RH density
range (15-23 dwelling units per acre).
In accordance with the Growth Management Ordinance specific findings regarding the
availability of public facilities must be made in order to approve a density bonus above the
GMCP. The proposed project complies with these findings because all necessary public
improvements and facilities to accommodate the proposed development have been provided or
are required as conditions of project approval. In addition, there have been sufficient
developments approved in the northwest quadrant at densities below the control point to offset
the units in the project above the control point so that approval will not result in exceeding the
quadrant limit. Justification for meeting the findings of the Growth Management Ordinance to
allow a density that exceeds the GMCP has been incorporated into the attached DRB
Resolution No. 300.
Inclusionary Housing Requirements: All residential projects within the Village
Redevelopment Area are subject to the City's Inclusionary Housing Ordinance, Chapter 21.85 of
the Carlsbad Municipal Code, and those requirements imposed by Redevelopment Law. In
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accordance with Redevelopment Law, 15% of the private housing units constructed within a
redevelopment area must be affordable to low and moderate income persons, of which not less
than 40% (or 6% of the total units) must be affordable to very low income households. Per City
Ordinance, 15% of the total housing units constructed must be affordable to low income
households.
In order to satisfy the inclusionary housing requirements for the project, the property owner must
provide 1 housing unit (15% x 9 units) affordable to low income households if provided on-site &
2 units if provided off-site.. The property owner has agreed to exercise one of the following
three options with the approval of the Commission and/or City Council: (1) enter into an
affordable housing agreement to deed restrict one unit within the project for purposes of
providing housing which is affordable to low income households for a period of thirty years; (2)
property owner will purchase and deed restrict two units off-site but within the northwest
quadrant and designate the units for low-income qualifying per-city policy; (3) property owner
will purchase housing credits from an approved combined project, if available.
DRB Resolution No. 300 includes a condition requiring the property owner to provide and deed
restrict one (1) or two (2) dwelling unit(s) as affordable to lower-income households prior to the
approval of the Final Map for the project in accordance with the requirements for for-sale
inclusionary units as outlined in Section 21.85.040(E) of the Carlsbad Municipal Code. With the
provision of one or two affordable housing unit(s) through one of the three aforementioned
options, the project will satisfy its inclusionary housing requirement.
Planned Development: The Village Master Plan includes a specific condition for
residential units proposed for separate ownership which states that all such units shall comply
with the development standards and design criteria set forth by the Planned Development
Ordinance, Chapter 21.45 of the Carlsbad Municipal Code. This requirement was added during
the 1996 update to the Village Redevelopment Master Plan and Design Manual with the intent
to provide an additional layer of development standards to insure that any development
standards unique to condominium projects were included in the Master Plan.
In addition to the development standards set forth in the Village Master Plan, the Planned
Development Ordinance provides development standards for recreational space, lighting,
utilities, recreational vehicle storage, tenant storage space, refuse areas and antennas. The
project was found to comply with each of the development standards and design criteria of the
Planned Development Ordinance. The following is an analysis of how the project provides for
the development standards set forth in the Planned Development Ordinance, that are standards
not already addressed within the Village Master Plan:
Recreational Space: Private recreational space shall be provided for all planned
development projects with fewer than ten (10) units through a 15'x15' patio or 120 square feet of
balcony area for each unit. The proposed units each contain a minimum of 120 square feet of
total balcony area/above grade courtyard area. With nine units proposed, a total of 1,080
square feet of private recreational space is required for the proposed project. The proposed
project provides for a total of 1,600 square feet of private recreational space and, therefore,
exceeds the standard.
Lighting: Lighting adequate for pedestrian and vehicular safety and sufficient to
minimize security problems shall be provided. As a standard condition of approval, the
CARLSBAD VILLAGE TOWNHOMES
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applicant shall be required to submit a lighting plan, subject to the approval of the Housing &
Redevelopment Director, prior to issuance of a building permit. This condition has been
incorporated into attached DRB Resolution No. 300.
Utilities: There shall be separate utility systems for each unit. This condition has been
incorporated into attached DRB Resolution No. 300.
Tenant Storage Space: The Planned Development Ordinance requires separate storage
space of at least four hundred eighty (480) cubic feet for each unit. If all the storage for each
unit is provided in one area, this requirement may be reduced to three hundred ninety two (392)
cubic feet per unit. This requirement is in addition to closets and other indoor storage areas that
are normally part of a residential dwelling unit. Each unit has been designed to provide for a
minimum of 480 cubic feet of storage space. Therefore, sufficient storage area has been
designed into the units.
Antennas: Individual antennas shall not be permitted. The project shall have a master
cable television hookup. This condition has been incorporated into attached DRB Resolution
No. 300.
Parking: The Planned Development Ordinance does not trigger any additional parking
requirements beyond what is required within the Village Master Plan. Therefore, the project
meets the parking requirements of the Planned Development Ordinance.
Building Coverage. Height and Setbacks: These standards are established individually
according to the applicable land use district within the Village Redevelopment Area. The details
of these development standards were previously discussed above.
VIII. CONSISTENCY WITH DESIGN GUIDELINES
All new projects within the Village Redevelopment Area must make a good faith effort to design
a project that is consistent with a village scale and character. In accordance with the design
review process set forth in the Carlsbad Village Redevelopment Master Plan and Design
Manual, the Design Review Board and the Housing and Redevelopment Commission, as
appropriate, must be satisfied that the applicant has made an honest effort to conform to ten
(10) basic design principles. These design principles are:
1. Development shall have an overall informal character.
2. Architectural design shall emphasize variety and diversity.
3. Development shall be small in scale.
4. Intensity of development shall be encouraged.
5. All development shall have a strong relationship to the street.
6. A strong emphasis shall be placed on the design of the ground floor facades.
7. Buildings shall be enriched with architectural features and details.
8. Landscaping shall be an important component of the architectural design.
9. Parking shall be visibly subordinated.
10. Signage shall be appropriate to a village character.
The proposed project is consistent with the design principles outlined above. The project
provides for an overall informal character, yet maintains a pleasant architectural design
CARLSBAD VILLAGE TOWNHOMES
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conducive to the surrounding neighborhood and overall Village character. The project is
designed to appear as a cluster of row houses taking their character from the best of the "old
world" architecture. The applicant has incorporated several desirable design elements to
achieve the desired Village character. The architectural design elements include the
incorporation of various sized multi paned windows with decorative trim, recessed windows with
decorative trim, smooth brick chimney stacks with copper caps, wrought iron balcony railings,
varied stucco colors, simulated slate roofing with a 7:12 roof pitch, and wood siding accented
with wood timber detail. The buildings have a very strong relationship to the street in that they
are physically located in close proximity to the public sidewalk area along Roosevelt Street and
enhance the pedestrian-orientation by providing enhanced landscaping and attractive planter
walls accented by rock work. The parking is visually subordinate in that it is located beneath the
residence at the basement level. A summary of the design features related to the project is
provided as an exhibit to this report (See Attached Exhibit B).
X. TRAFFIC. CIRCULATION. SEWER. WATER. RECLAIMED WATER AND OTHER
SPECIAL CONSIDERATIONS
The project, as conditioned, shall comply with the City's requirements for the following:
Traffic & Circulation:
Projected Average Daily Traffic (ADT): 9 units @ 8 ADT = 72 ADT
Due to the project's low generation of traffic, this project does not trigger the need for a traffic study.
This project is served by Roosevelt Street and has direct access to public streets. The streets in
the area have been designed to handle the traffic volumes generated by this project.
Sewer:
Sewer District: City of Carlsbad
Two new sewer laterals will be installed for the project. The laterals will connect with the existing
main in Roosevelt Street. A dual sewage ejector pump system will be required for living area on
the basement level.
Water:
Water District: Carlsbad Municipal Water District
Each unit will have its own water meter. Two service connections will be made to the existing
water main in Roosevelt Street, which will then be manifolded to a total of nine new meters. The
project will construct a new fire hydrant, and the building will include fire sprinkler systems.
Grading:
Permit required: Yes. Project proposes 1000 cubic yards of cut, 600 cubic yards of fill, and an
export of 400 cubic yards. Maximum depth of cut is approximately 4 feet, and the maximum depth
of proposed fill is approximately 6 feet.
Offsite approval required: No
Hillside grading requirements met: n/a
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Drainage and Erosion Control:
Drainage basin: Buena Vista Watershed
Erosion potential: low
The site currently drains to the southwest, away from Roosevelt Street. The pre-development
flows are 1.7 cts. After development, the peak flow is increased to 2.6 cfs before detention. The
project proposes onsite detention to lower peak runoff to the pre-development rate of 1.7 cfs. The
runoff will be discharged through a 60-foot long manifold with 45 holes of 1.25" diameter, to
approximate the current sheet flow conditions.
Land Title:
Conflicts with existing easements: No
Public easement dedication required: Yes - project will dedicate 5 feet along the Roosevelt
Street frontage to complete a half-street Right-of-Way width of 30 feet.
Site boundary coincides with Land Title: Yes
Improvements:
Offsite improvements: Yes
Standard Waivers required: No
The project is constructing a new fire hydrant on Roosevelt Street. The Roosevelt Street frontage
is already improved with curb, gutter and sidewalk.
Storm Water Quality:
The applicant is required to implement Best Management Practices (BMP) measures, to the
maximum extent practical, to ensure that no additional pollutants-of-concern are contributed
downstream of the project. The applicant has prepared a Preliminary Storm Water Management
Plan that lists BMPs including site design, covered parking, stenciling of catch basins, and catch
basin filters.
XI. ENVIRONMENTAL REVIEW
The Housing & Redevelopment Department has conducted an environmental review of the
project pursuant to the Guidelines for Implementation of the California Environmental Quality
Act (CEQA) and the Environmental Protection Ordinance of the City of Carlsbad. As a result of
said review, the project has been found to be exempt from environmental review pursuant to
Section 15332 of the State CEQA Guidelines as an infill development project. The necessary
finding for this environmental determination is included in the attached Design Review Board
resolution.
A noise study was prepared by Eilar Associates to determine whether there was a potential for
subjecting the future residents of the project to significant noise impacts. This study concluded
that no interior or exterior noise mitigation will be necessary at any location on-site.
XII. ECONOMIC IMPACT
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The proposed project is anticipated to have a positive financial impact on the City and the
Redevelopment Agency. First, the redevelopment of what was previously an under-utilized lot
will result in increased property taxes. This increase in property tax will further result in
increased tax increment to the Redevelopment Agency. Second, the project may serve as a
catalyst for other improvements in the area, either new development or rehabilitation of existing
buildings, through the elimination of a blighting influence within the area. Staff anticipates that
this project will have a strong influence on the future redevelopment of properties along
Roosevelt Street and throughout the Village.
XIII. CONCLUSION
Staff is recommending approval of the project. The project will have a positive fiscal impact on
both the City and the Redevelopment Agency and will assist in fulfilling the goals and objectives
of the Village Redevelopment Master Plan and Design Manual.
ATTACHMENTS:
A. Staff Analysis of Project Consistency with Village Master Plan Design Guidelines
B. Design Review Board Resolution No. 300 recommending approval of RP 04-23.
C. Design Review Board Resolution No. 301 recommending approval of CT 04-21.
D. Location Map
D. Exhibits "A - J", dated November 21, 2005, including reduced exhibits.
SITE
CARLSBAD VILLAGE TOWNHOMES
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EXHIBIT 4
DESIGN REVIEW BOARD
DRAFT MEETING MINUTES
DATED NOVEMBER 21,2005
Minutes of: DESIGN REVIEW BOARD
Time of Meeting: 6:00 P.M.
Date of Meeting: NOVEMBER 21, 2005
Place of Meeting: SENIOR CENTER
CALL TO ORDER
Chairperson Heineman called the Meeting to order at 6:00 p.m.
PLEDGE OF ALLEGIANCE
Chairperson Heineman asked Board Member Lawson to lead the group in the Pledge of Allegiance.
ROLL CALL
Chairperson Heineman proceeded with the roll call of Board Members.
Present: Board Members: Julie Baker
Tony Lawson
Sarah Marquez
Michael Schumacher
Chairperson: Courtney Heineman
Absent: None
Staff Present: Housing and Redevelopment Director: Debbie Fountain
Assistant Planner: Cliff Jones
Deputy City Engineer: Bob Wojcik
Assistant City Attorney: Jane Mobaldi
APPROVAL OF MINUTES
ACTION: The Board unanimously approved the minutes of the April 18, 2005 meeting.
COMMENTS FROM THE AUDIENCE ON ITEMS NOT LISTED ON THE AGENDA
There were no comments from the audience.
NEW BUSINESS
Chairperson Heineman asked Ms. Debbie Fountain, Director of Housing and Redevelopment, to present
the item on the agenda tonight.
Ms. Fountain stated the first item on the agenda is a major redevelopment permit for Carlsbad Village
Town homes and Cliff Jones, Assistant Planner in Housing and Redevelopment, assisted by Bob Wojcik
from the Public Works Engineering Division, will make a presentation tonight.
Cliff Jones stated the applicant, David Lee Soanes, is requesting a major redevelopment permit for the
construction of a 13,895 square foot, two-story nine-unit condominium project located at 2683 and 2687
Roosevelt Street in Land Use District 8 of the Carlsbad Village Redevelopment Area.
DESIGN REVIEW BOARD MINUTES
NOVEMBER 21, 2005
PAGE 2 of 8
The project requires a major redevelopment permit because it involves new construction of a building that
has a building permit valuation that is greater then a $150,000. In accordance with redevelopment
procedures, the major redevelopment permit is being brought forward for recommendation by the Design
Review Board and for final approval by the Housing and Redevelopment Commission.
The subject property is located on the west side of Roosevelt Street between Laguna Drive and Beech
Avenue. The existing structures on the property include three small apartment buildings with a total of six
units. The apartments are in various stages of disrepair and are proposed to be demolished in order to
accommodate the proposed building. The proposed project is bordered by a four-unit apartment building
to the south; to the north of the proposed project is a single-family residence; to the east across Roosevelt
Street is an office use and a residential use; and the property to the west contains a non-conforming
automotive use.
The proposed development consists of two-stories of residential condominiums located over underground
parking. There are nine units total varying in size from 1,870 square feet to 3,300 square feet; with the
largest unit facing Roosevelt Street (Unit 6), having the option to operate as a Bed and Breakfast Inn or to
be sold as a condominium. There are six three-bedroom units, two four-bedroom units, and one five-
bedroom unit. The Bed and Breakfast Inn is a four-bedroom unit and it is differentiated from the other
units by its off-yellow color.
The building was designed to appear as separate components in order to reduce the mass of the structure
along Roosevelt Street. On Roosevelt Street, the building appears as two separate residences. The front
entry porches are aimed toward the street in order to increase the sense of neighborhood and their one
additional residences located behind. Vehicular access to the underground parking is provided off of
Roosevelt Street. The residents may access the units at the basement level or at the ground floor at the
front and the side of the property.
The Village Master Plan and Design Manual includes the regulations governing the development in the
village. The proposed project is within Land Use District 8 of the Village Redevelopment Area. Multifamily
residences are classified as permitted uses within Land Use District 8. Permitted uses are defined as
those, which are permitted by right because they are considered to be consistent with the vision and goals
established by the district. The overall vision for the development of District 8 provides for a gradual
transition to higher quality residential and low-impact commercial uses, which will provide support for the
village center and reinforce the area north of Beech Avenue as a quality residential neighborhood.
Staff concludes that the multifamily use complies with the vision and the related goals of the District. The
project also includes an option to operate unit 6 as a Bed and Breakfast Inn. Considerations that must be
addressed to assess the appropriateness of a Bed and Breakfast Inn are presented to the Design Review
Board. Staff concludes that the project complies with both of these considerations. First, the project as
constructed has met the on-site parking requirements and required parking is easily accessible at the front
of the subterranean garage in order to reduce obstructions to adjacent neighbors. In order to further
assure that residents of the project are not disrupted, all future owners will be required to be notified prior
to purchase that unit 6 has the option to operate as a Bed and Breakfast Inn. Staff feels that the Bed and
Breakfast use adds character to the village area, that the use of this location is quite charming and
appropriate for the village, and the use complies with the vision and related goals of the District.
Staff believes the proposed project assists in satisfying the goals and objectives set forth for Land Use
District 8 for the following reasons:
• It provides for a desirable use or uses;
• The project may serve as a catalyst for future development;
• The project is compatible with the surrounding residential character of the area;
• The proposed project replaces an existing blighted structure with an architecturally appealing one;
and
ss
DESIGN REVIEW BOARD MINUTES
NOVEMBER 21,2005
PAGE 3 of 8
• The project increases the number and quality of housing types.
The proposed project meets all of the required development standards outlined in the Village Master Plan.
The project provides for an abundance of open space and landscaping and appropriate building coverage
as well. The building height of the project is in compliance with the established standard set at the
permitted maximum height of 35 feet. Adequate parking is provided for the residential units through the
use of two-car garages and guest parking as required. Parking for the Bed and Breakfast Inn, Unit 6, is
accommodated through the use of a tandem valet service for the guests and a tandem garage is provided
for the owner of the Bed and Breakfast Inn.
Through the proposed accommodations, the parking requirements of four spaces for the Bed and
Breakfast Inn and the two required spaces for the owner is met. The municipal code does not have
specific requirements with regards to tandem valet parking for commercial use. Therefore, the tandem
parking can be approved as part of the redevelopment permit process. Staff feels the proposed parking
meets the parking requirements and is adequate for the Bed and Breakfast Inn use.
In Land Use District 8, the front yard setback is 5-15 feet. The side yard setback is required to be 10% of
the total lot width (12'5"). The rear yard setback range is 5-10 feet. The proposed project falls within the
required setback ranges. The side yard setbacks are set at 12 feet, 5 inches. The front yard setback is
set at 5 feet after a 5-foot street dedication. The rear yard setback is set at 5 feet. Appropriate findings to
allow the setback to be set at the bottom of the range for the front and rear yard setbacks are contained in
the Staff Report to the Design Review Board. Staff feels that the reduced front yard setback helps to
achieve the village feel and character by having residents closer to the street while maintaining adequate
space for decorative landscaping and decorative walkways. With the 5-foot street dedication and 5-foot
setback, the building will remain in character with the rest of the buildings along Roosevelt Street. Staff
feels the reduced rear yard setback will not have an adverse impact to the automotive use to the rear, as
the building is visually interesting and appealing and stepped back at portions of the rear building facade
help to reduce the mass of the building as viewed from the rear.
In addition to the development standards set forth in the Village Master Plan, the Planned Development
Ordinance provides development standards for recreational space, lighting, tenant storage space, utilities,
recreational vehicle storage, and antennas. The project was found to comply with each of the
development standards and design criteria of the Planned Development Ordinance.
The proposed project is also consistent with the design principles outlined in the Village Design Manual.
The project provides for an overall informal character in design. The development has a strong
relationship to the street. The building is rich with architectural features and details such as various sized
windows, decorative trim and recesses, simulated slate roofing with a 7:12 roof pitch, wood siding
accented with wood detail, smooth brick chimney stacks with copper caps, wrought iron balcony railings,
and varied building colors. The proposed project also provides for an abundance of open space and
landscaping along all sides of the residence. Parking is visually subordinate as it is contained below the
residence at the basement below.
The Housing and Redevelopment Department has conducted an environmental review of the project
pursuant to the guidelines for implementation of the California Environmental Quality Act and the
Environment Protection Ordinance for the City of Carlsbad. As a result of the said review, the project has
been found to be exempt from environmental review pursuant to Section 15332 of the State CEQA
Guidelines as an infill development project. The necessary findings for this environmental determination
are included in the attached Design Review Board Resolution.
The proposed project is anticipated to have a positive financial impact on the City and the Redevelopment
Agency. First, the redevelopment of what was previously an under-utilized lot will result in increased
property taxes. This increase in property tax will further result in increased tax increment to the
Redevelopment Agency. Second, the project will serve as a catalyst for future improvements in the area,
DESIGN REVIEW BOARD MINUTES
NOVEMBER 21,2005
PAGE 4 of 8
either new development or rehabilitation of existing buildings, through the elimination of a blighted
structure and construction of a quality multifamily residential project.
In conclusion, staff is recommending approval of the project. Development of the site is anticipated to
have a positive fiscal impact on both the City and the Redevelopment Agency and will assist in fulfilling the
goals and objectives of the Village Redevelopment Master Plan.
Board Member Lawson asked how the Bed and Breakfast Inn would be operated and how would the
owners or purchasers of the condominiums be notified that Unit 6 could be operated as a Bed and
Breakfast Inn?
Mr. Jones said as a condition of approval of the project, any future purchasers of the unit would be
required to be notified in writing that Unit 6 could be operated as a Bed and Breakfast Inn.
Board Member Schumacher asked if that was in the CC&R's? He is concerned when people buy
properties, they get a large stack of papers and usually don't read all of it. He wouldn't want a person to
buy a unit and then down the line find out it could be operated as a Bed and Breakfast Inn.
Mr. Jones said staff will require that the notification be a separate form for them to acknowledge and sign
off.
Board Member Marquez asked about allowing tandem parking in the village. I can see it being allowed for
business purposes, but also gives rise to the question for the option of purchasing an off-site or
implementing the in-lieu fee parking. Then purchasing the additional parking spaces needed for this unit
as opposed to making it a non-conforming situation with tandem parking. In the past, we had an applicant
who came in and wanted to do an addition to her home and only had a one-car garage and the only way
they could conform was to tear down the parking structure and make a two-car garage because tandem
parking was not allowed. Were all of those options pursued? Also, are we as a board setting precedent
for businesses all over the village to set up a valet type of parking situation to meet the parking
requirements?
Mr. Jones said that staff doesn't believe it will be setting a precedent for all commercial uses. The Bed
and Breakfast Inn is a unique situation that falls within the territory of the residential area. The Bed and
Breakfast Inn use is being approved primarily as part of this redevelopment permit. Anyone else who
wanted to do a tandem valet situation would have to be reviewed at that time. The reason staff looked at
this scenario and analyzed it was the residential unit is required to have parking on site and this was an
acceptable ^alternative to either have them create it as a residential unit by parking on site or as an
alternative as a Bed and Breakfast. The parking in-lieu program was not analyzed at that time.
Board Member Marquez asked if the applicant is going to operate this Bed and Breakfast or is that being
sold off as a separate entity?
Chairperson Heineman said the Board can ask the applicant.
Mr. Jones said the applicant has expressed interest to either create it as a Bed and Breakfast Inn, if it is
financially feasible, or to sell it off.
Chairperson Heineman said that should be discussed with the applicant.
Board Member Marquez asked if the designation as being a business, does that go with the property
indefinitely?
DESIGN REVIEW BOARD MINUTES
NOVEMBER 21,2005
PAGE 5 of 8
Mr. Jones said as it is written currently, yes, but it could be made as a condition of approval that if it is
designated as a residential use to begin with, that it can never later be converted to a Bed and Breakfast if
that is something the Board would like to do.
Board Member Baker asked as a follow up with Board Member Marquez's question, so it's not a condition
of the use permit to have an expiration on it?
Mr. Jones said it is not a conditional use permit in the sense there isn't an expiration. However, staff does
have the ability to revoke the permit if need be. The resolution has been written in order to allow for that to
occur.
Debbie Fountain, Director of Housing and Redevelopment, added that one reason staff classifies certain
uses as provisional uses is that we want to look closer at them to make sure they are compatible with the
area they are going into. We want to see if they will cause conflict to the area. Also you can put additional
operational conditions on them if necessary. We don't create them like a conditional use permit where we
put an expiration date. It would actually be a permitted use, but it would have certain conditions on it for
operations. One of the things I wanted to add is that we looked at this as a mixed-use project so it has the
residential and commercial component. It is just unique because it has a Bed and Breakfast as part of the
residential where it may not have residential over retail or residential over office. The Bed and Breakfast
is something you are probably not used to seeing, but we looked at it in that same concept. It is also
further unique because we are saying it can be either residential or the Bed and Breakfast. From a
residential standpoint, it makes more economic sense. The Bed and Breakfast makes more sense later
on so as the village area continues to develop, they still have that option to bring it on.
Chairperson Heineman asked if it can start out as a residence?
Ms. Fountain agreed. They have some complications in terms of their affordable housing requirements if
it is classified as a residential unit verses a Bed and Breakfast because the inclusionary housing
ordinance requirements don't apply if it is a commercial unit. If it is a residential unit, then it goes into the
calculations to what they are required to put on site.
Jane Mobaldi, Assistant City Attorney, added she believes in this district mixed use of commercial and
residential is an actual permitted use. Had it been a purely commercial use, we wouldn't be talking about
conditions because it would be permitted by right. It is just because it happens to be a Bed and Breakfast,
it becomes a provisional use.
Board Member Lawson said with respect to the tandem parking and given this is subterranean, what
provisions are there for code compliance to make sure those actually are available so that any of the
prospective commercial people coming in to use the Bed and Breakfast aren't forced to actually park out
in the street and burden the street. Is there a way to know they will have that parking available to the Bed
and Breakfast patrons?
Mr. Jones said it is a condition of approval that they be required to have tandem parking valet service.
The thought is that the owner and operator of the Bed and Breakfast would also be doing this. If staff
does discover at a later time that they are not using the tandem parking area as required by their permit,
that is something we can take back to the Board as part of the conditions of approval. The permit could
be revoked at a later time if necessary.
Board Member Lawson reiterated then the valet element is critical to the formula then.
Mr. Jones said yes.
Assistant City Attorney, Mobaldi, said there is some precedence for that at Vigilluci's as they have tandem
valet parking that was approved because it is a tight situation. That was the only way it would be feasible.
DESIGN REVIEW BOARD MINUTES
NOVEMBER 21,2005
PAGE 6 of 8
Board Member Lawson asked the staff if in regard to the building being used as a Bed and Breakfast, are
there any structural changes that will have to be done in order to accommodate that? I am thinking about
ADA. Right now the site is laid out so you can go into the garage in the lower level and you can access
that one unit below, but how is that person supposed to get to the kitchen and the rest of the facilities?
There is only that one room downstairs.
Mr. Jones said that was recently discussed. On the ground floor level they have ramps that can be put
into place in order to have the lower unit of the Bed and Breakfast be fully accessible. I am not aware of
all the building code requirements. However, the architect might be a better person to ask that question of
for more detail.
Bob Enright, the applicant, lives in San Marcos though loves the City of Carlsbad. He did a survey of the
downtown area of Carlsbad and found there wasn't an actual Bed and Breakfast other than the one on
Chestnut. In his survey, he found that Denver is noted for old, quaint mansions. He feels that letting
people know about the Bed and Breakfast is important.
Board Member Lawson commented that it sounds like Mr. Enright is excited about the Bed and Breakfast,
but it is presented as an option as part of this application. What would be the circumstances then that
would arise that would cause you not to do the Bed and Breakfast? Because it sounds like you want to do
it, but I'm wondering then why wasn't it presented as that's what you are going to do or is there something
that would give you a reason not to have it?
Mr. Enright answered that it is an option and with the unknowns in real estate, it is hard to guarantee that a
Bed and Breakfast will be in place. If it happens, it should be a win-win situation.
Board Member Lawson said he would conclude then from your perspective, your project is eight units and
a Bed and Breakfast with the option of one of those units, the Bed and Breakfast, becoming a town home.
Usually when someone presents something as an option, it is only likely, but this sounds like you want to
do a Bed and Breakfast.
Board Member Baker asked about the affordable housing agreement, you kept your three options open.
At what point will the decision need to be made for a building permit to be pulled?
Mr. Jones said it would be prior to final map approval.
Board Member Baker asked what will trigger if he provides a for-sale unit?
Mr. Enright said it would be nice to have one off-site too. The ideal situation would be to have one off-site,
but it hasn't been decided yet.
Mr. Soanes, 6378 Paseo Potrerd, commented the option control is driven by the market. It is one of those
juggling acts.
Board Member Baker asked if there are projects available in Carlsbad that can be bought into?
Mr. Jones said currently there are not any projects.
Board Member Baker commented then there is the option to buy into a project?
Mr. Jones agreed that potentially there is. There is a project that has not been approved yet. It is
currently in process so it could potentially be approved by the time this project goes forward for building
permit.
DESIGN REVIEW BOARD MINUTES
NOVEMBER 21,2005
PAGE 7 of 8
Ms. Fountain said it also ultimately depends on what the City Council will approve.
Board Member Schumacher asked Mr. Soanes if anything needs to be done to Unit 6 so ADA will approve
it?
Mr. Soanes said they would make two of the bedrooms ADA accessible. There will accessibility from the
street and parking area.
ACTION: Motion by Board Member Baker, and duly seconded by Board Member Marquez,
to adopt Design Review Board Resolution 301, recommending approval of RP 04-23/CT 04-21 to the
Housing and Redevelopment Commission, which is a request for a major redevelopment permit to allow
the construction of a 13,895 square foot, two story, nine-unit multi-family condominium with the option to
convert one (1) condominium unit to one (1) bed and breakfast inn on the property located at 2683 and
2687 Roosevelt Street in Land Use District 8 of the Carlsbad Village Redevelopment Area, based on the
findings of the subject conditions. Board Member Baker added she would like a condition put in the
motion to require the paperwork for the Bed and Breakfast Inn be separate from all other paperwork at the
conclusion of escrow. She would like to make an amendment to the motion that the notification for the
Bed and Breakfast be on a separate 8 1/4 by 11 sheet of paper.
VOTE: 5-0-0
AYES: Heineman, Baker, Lawson, Marquez, and Schumacher
NOES: None
ABSTAIN: None
ABSENT: None
DIRECTOR'S REPORT
Ms. Fountain welcomed a new Design Review Board Member, Mr. Michael Schumacher.
Staff is working on a review of the Development Standards for the Village area. Staff has given some
preliminary presentations to the City Council and the Downtown Enhancement Committee. We are
looking at changing the height restrictions, density restrictions and setback restrictions. We are still in the
study part of this as to what we will be doing in the future. We had a Council workshop, and I will bring the
presentation to this group probably at our next meeting. We are looking at taking the Council on a tour of
some areas that have some denser projects and some different standards to help them visualize the
proposed changes.
Chairperson Heineman asked if it would be in this area.
Ms. Fountain answered no, it will probably be anywhere actually in California. It may even be in Northern
California. She asked if the Design Review Board has any ideas on areas you have seen that has a little
higher density or taller projects that come up to the sidewalk that still has the village feel, we'd like to hear
from you. Please e-mail me or call me if you have any ideas.
Board Member Lawson said he is confused on how we will deal with the separate Village ideas that are
being presented by the separate sponsored Village merchants. Also by the Design Competition, how
does that relate to specifically what we are doing with the city?
Ms. Fountain said this group is primarily responsible for reviewing development projects. Anything related
to development projects will come before this Board. The Downtown Enhancement Committee that is
operating through the Chamber are looking at other ways they can help to encourage development in the
DESIGN REVIEW BOARD MINUTES
NOVEMBER 21,2005
PAGE 8 of 8
downtown; whether that is peer assistance, development assistance, etc. It is all supplementing what is
going on, but everyone has a different niche.
Board Member Marquez asked if the new development of the new design guidelines will allow the Board
to do more studying of providing goals for developers in the downtown to enhance pedestrian traffic. Is
there an opportunity to create zones or overlays?
Ms. Fountain said there is always a possibility to add more.
Board Member Marquez agreed but thought it would be good to encourage more pedestrian traffic
especially near the transit district.
Ms. Fountain agreed you could share your ideas. We currently have different development standards for
different districts.
Board Member Marquez commented that we have all that property in the Santa Fe right-of-way which
could develop more parking for downtown by building a structure of some sort.
Ms. Fountain said that is always a big issue, parking. We actually don't own that property, it is owned by
North County Transit District. They are currently doing their own planning process of their property and
trying to determine what they want to build on their property. We have shared with them that we'd like to
see a parking structure.
Board Member Marquez commented that the current parking lot is always full throughout the day.
Ms. Fountain said we have to understand that they are another agency. They are a State agency.
Board Member Marquez also said that maybe we could look at putting the railroad tracks underground.
Ms. Fountain said that has been raised previously as well.
ADJOURNMENT
By proper motion, the Special Meeting of November 21, 2005, was adjourned at 6:55 p.m.
Respectfully submitted,
Debbie Fountain
Housing and Redevelopment Director
PATRICIA CRESCENTI
Minutes Clerk
Ray Patchett - Parking for Townhome Project Page 1
All Rficeive-Agenda Item fttfffiP/
For the Informatten of th«
CITY COUNCIL /r
From: Debbie Fountain
To: Ray Patchett
Date: 02/06/2006 5:05:12 PM
Subject: Parking for Townhome Project
Hi Ray. This is to follow up the parking question on the Carlsbad Village Townhome Project. As I
mentioned, the project is parked for either an 8 unit townhome with a 4 bedroom Bed and Breakfast
project or 9 unit townhome project.
As a bed and breakfast unit, the parking required is 6 total spaces which is 1 per bedroom (4 total) and 2
parking spaces for the B & B manager. As a townhome, the 9th unit would require a total of 3 parking
spaces (2 car garage & 1 guest space).
Let me know if there are any other questions related to this parking. Thanks.
CC:Sandra Holder
8OEGSDSQWHi
FEB 7 2006
CITY OF CARLSBADCITY CLERK'S OFFICE
HI
L//mJ
PROOF OF PUBLICATION
(2010 & 2011C.C.P.)
STATE OF CALIFORNIA
County of San Diego
I am a citizen of the United States and a resident of
the County aforesaid: I am over the age of eighteen
years and not a party to or interested in the above-
entitled matter. I am the principal clerk of the
printer of
North County Times
Formerly known as the Blade-Citizen and The
Times-Advocate and which newspapers have been
adjudicated newspapers of general circulation by
the Superior Court of the County of San Diego,
State of California, for the City of Oceanside and
the City of Escondido, Court Decree number
171349, for the County of San Diego, that the
notice of which the annexed is a printed copy (set
in type not smaller than nonpariel), has been
published in each regular and entire issue of said
newspaper and not in any supplement thereof on
the following dates, to-wit:
This space is for the County Clerk's Filing Stamp
rdJanuary 23ra, 2006
I certify (or declare) under penalty of perjury that
the foregoing is true and correct.
Dated at SAN MARCOS California
This 23rd, Day of January, 2006
Signature
Jane Allshouse
NORTH COUNTY TIMES
Legal Advertising
Proof of Publication of
irte Street and northwest of the HOP openIn Neighborhood 2.A. and within Local Facili-anagement Zone 11 and more particularly
49-103 of the City of Carlsbad Tract CT 04-03,jes of La Costa - La Costa Ridge - Neighbor-" ~ in A :„ »u^ r»ih, ^( narionari County Of
i at "1200 Carlsbad \8, at or prior to the
CASE FILE:PUD 04-02(8)
E:VlkLA@ESQF.LACO^TARR.DGE
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN to you that the City Council of the City of Carlsbad will hold
a public hearing at the Council Chambers, 1200 Carlsbad Village Drive, Carlsbad,
California, at 6:00 p.m. on Tuesday, February 7, 2006, to consider a request for a
determination that the project is within the scope of the previously certified Villages of La
Costa Program EIR and that the Program EIR adequately describes the activity for the
purposes of CEQA; and approval of a Major Planned Unit Development Permit
Amendment for building floor plans, elevations and plotting for the development of 55
single-family detached homes within the Villages of La Costa, Ridge Neighborhoods 2.3
and 2.4 North, generally located north and northeast of future Corintia Street, east of El
Fuerte Street and northwest of the HCP open space in Neighborhood 2.A, and within
Local Facilities Management Zone 11 and more particularly described as:
Lots 49-103 of the City of Carlsbad Tract CT 04-03, Villages of La
Costa - La Costa Ridge - Neighborhoods 2.3 and 2.4, in the City of
Carlsbad, County of San Diego, State of California, According to map
thereof No. 15098 filed in the Office of County Recorder of San Diego
County on September 12,2005 as File No. 2005-0786139
Those persons wishing to speak on this proposal are cordially invited to attend the public
hearing. Copies of the agenda bill will be available on or after February 3, 2006. If you
have any questions, please call Jason Goff in the Planning Department at (760) 602-
4643.
If you challenge the Major Planned Unit Development Permit Amendment in court, you
may be limited to raising only those issues you or someone else raised at the public
hearing described in this notice or in written correspondence delivered to the City of
Carlsbad, Attn: City Clerk at 1200 Carlsbad Village Drive, Carlsbad, CA 92008, at or
prior to the public hearing.
CASE FILE: PUD 04-02(B)
CASE NAME: VILLAGES OF LA COSTA RIDGE- NEIGHBORHOODS 2.3 & 2.4
NORTH
PUBLISH: January 23,2006
CITY OF CARLSBAD
CITY COUNCIL
NOT TO SCALE
Villages of La Costa Ridge Neighborhood 2.3 & 2.4
PUD 04-02(B)
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN to you that the City Council of the City of Carlsbad will hold
a public hearing at the Council Chambers, 1200 Carlsbad Village Drive, Carlsbad,
California, at 6:00 p.m. on Tuesday, February 7, 2006, to consider a request for a
determination that the project is within the scope of the previously certified Villages of La
Costa Program EIR and that the Program EIR adequately describes the activity for the
purposes of CEQA; and approval of a Major Planned Unit Development Permit
Amendment for building floor plans, elevations and plotting for the development of 55
single-family detached homes within the Villages of La Costa, Ridge Neighborhoods 2.3
and 2.4 North, generally located north and northeast of future Corintia Street, east of El
Fuerte Street and northwest of the HCP open space in Neighborhood 2.A, and within
Local Facilities Management Zone 11 and more particularly described as:
Lots 49-103 of the City of Carlsbad Tract CT 04-03, Villages of La
Costa - La Costa Ridge - Neighborhoods 2.3 and 2.4, in the City of
Carlsbad, County of San Diego, State of California, According to map
thereof No. 15098 filed in the Office of County Recorder of San Diego
County on September 12,2005 as File No. 2005-0786139
Those persons wishing to speak on this proposal are cordially invited to attend the public
hearing. Copies of the agenda bill will be available on or after February 3, 2006. If you
have any questions, please call Jason Goff in the Planning Department at (760) 602-
4643.
If you challenge the Major Planned Unit Development Permit Amendment in court, you
may be limited to raising only those issues you or someone else raised at the public
hearing described in this notice or in written correspondence delivered to the City of
Carlsbad, Attn: City Clerk at 1200 Carlsbad Village Drive, Carlsbad, CA 92008, at or
prior to the public hearing.
CASE FILE: PUD 04-02(B)
CASE NAME: VILLAGES OF LA COSTA RIDGE- NEIGHBORHOODS 2.3 & 2.4
NORTH
PUBLISH: January 23,2006
CITY OF CARLSBAD
CITY COUNCIL
NOT TO SCALE
Villages of La Costa Ridge Neighborhood 2.3 & 2.4
PUD 04-02(8)
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SEAN & RHONDA SIMPSON
6825 XANA WAY
CARLSBAD CA 92009
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1-800-GO-AVERY
TIMOTHY J WILSON
6827 XANA WAY
CARLSBAD CA 92009
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JOHNA&BINAKOZAK
985 GARDENIA CT
SAN MARCOS CA 92069
LYNDSEY M HELLER
6831 XANA WAY
CARLSBAD CA 92009
ST& L MITCHELL
6833 XANA WAY
CARLSBAD CA 92009
MARY L SHERWOOD
PO BOX 460699
ESCONDIDO CA 92046
ANDY W COLLINS
6837 XANA WAY
CARLSBAD CA 92009
KENNETH DAVIS
6839 XANA WAY
CARLSBAD CA 92009
JOSEPH A ABRAMO
6836 XANA WAY
CARLSBAD CA 92009
DANIEL E ALDERMAN
6834 XANA WAY
CARLSBAD CA 92009
HANAH FREY
6830 XANA WAY
CARLSBAD CA 92009
RAUL BENITEZ
6828 XANA WAY
CARLSBAD CA 92009
BRANT D & KAREN NASS
6826 XANA WAY
CARLSBAD CA 92009
GORDON T BARNES
6824 XANA WAY
CARLSBAD CA 92009
MICHAEL SEDLMAYER
6822 XANA WAY
CARLSBAD CA 92009
TIMOTHY MCLARNEY
6820 XANA WAY
CARLSBAD CA 92009
ALEC R STAPLES
6818 XANA WAY
CARLSBAD CA 92009
CYNTHIA J PHILLIPS
6816 XANA WAY
CARLSBAD CA 92009
RONNIE A GAUKEL
6814 XANA WAY
CARLSBAD CA 92009
DOUGLAS S MACLEOD
6812 XANA WAY
CARLSBAD CA 92009
JENNIFER J LITTLE
6810 XANA WAY
CARLSBAD CA 92009
ROBERT S CHIEN
12101 PAWNEE LN
SHAWNEE MISSION KS 66209
STEVEN J ROBERTS
6817CAMINITOSUENO
CARLSBAD CA 92009
JASON & YESSICA YOUNG
6819CAMINITOSUENO
CARLSBAD CA 92009
MARK S & DEBRA FOSTER
6821 CAMINITO SUENO
CARLSBAD CA 92009
RICHARD G MERRILL
6823 CAMINITO SUENO
CARLSBAD CA 92009
LEMAIRE/BLUMHARDT TR
275 LA COSTA AVE
ENCINITAS CA 92024
BREHM TR
6827 CAMINITO SUENO
CARLSBAD CA 92009
KENNETH L BELSLY
6829 CAMINITO SUENO
CARLSBAD CA 92009
RAYMOND C SMITH
6831 CAMINITO SUENO
CARLSBAD CA 92009
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MAY Y JIN
PO BOX 2574
LAJOLLACA 92038
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6822LUCIERNAGACT
CARLSBAD CA 92009
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6726 XANA WAY
CARLSBAD CA 92009
VAN P LAM
6732 XANA WAY
CARLSBAD CA 92009
VINCENT B KENNEDY
6736 XANA WAY
CARLSBAD CA 92009
GOLLAHER TR
6742 XANA WAY
CARLSBAD CA 92009
GROSS TR
1001 GOLDENEYEVW
CARLSBAD CA 92009
ROBERT A BIELER
12731 GOLD CUP TRL
MANASSAS VA 20112
KAHNSELKTR
6756 XANA WAY
CARLSBAD CA 92009
SHELDON W HULSTINE
6762 XANA WAY
CARLSBAD CA 92009
HILDEGARD UTECHT
6706 PASEO DEL VISTA
CARLSBAD CA 92009
EVELYN SHIMADA
6708 PASEO DEL VISTA
CARLSBAD CA 92009
THOMAS M RENDINE
6710 PASEO DEL VISTA
CARLSBAD CA 92009
ROBIN SOLOMON
6712 PASEO DEL VISTA
CARLSBAD CA 92009
ERICA CHAVIN
6714 PASEO DEL VISTA
CARLSBAD CA 92009
MARIA F AVILA
6716 PASEO DEL VISTA
CARLSBAD CA 92009
TIMOTHY J MARTIN
6718 PASEO DEL VISTA
CARLSBAD CA 92009
JEFFREY D WOLL
6720 PASEO DEL VISTA
CARLSBAD CA 92009
ROBERT AGUIRRE
602 MARAZON LN
VISTA CA 92083
JAMES E & MARY MCFALL
6724 PASEO DEL VISTA
CARLSBAD CA 92009
DAVID M CORNEJO
2932 SOMBROSA ST
CARLSBAD CA 92009
ARCHIE DAWSON JR
6807 XANA WAY
CARLSBAD CA 92009
KERRIE S BRIGGS
6809 XANA WAY
CARLSBAD CA 92009
JOHN P FAULKNER
6811 XANA WAY
CARLSBAD CA 92009
BRET & ERIN CASLAVKA
6813 XANA WAY
CARLSBAD CA 92009
JOSEPH J ORLANDO
711 APPLE RIDGE DR
ENCINITAS CA 92024
ANTHONY J SMITH
6817 XANA WAY
CARLSBAD CA 92009
KEVIN J CLARK
6819 XANA WAY
CARLSBAD CA 92009
PETER & SARAH GORIS
PO BOX 130727
CARLSBAD CA 92013
KENNETH G KADANSKY
7347 ALMADEN LN
CARLSBAD CA 92009
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MALINDA L ENGERER
STE134
3101 SIRENA VISTA WAY
CARLSBAD CA 92009
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MARY D KESSELRING
STE135
3101 SIRENA VISTA WAY
CARLSBAD CA 92009
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MOYAAMULLINS
STE 136
3101 SIRENA VISTA WAY
CARLSBAD CA 92009
BRIAN C ANDREWS
6705 XANA WAY
CARLSBAD CA 92009
BEHNAZ TR
6711 XANA WAY
CARLSBAD CA 92009
STEPHEN M SMITH
6715 XANA WAY
CARLSBAD CA 92009
SEAN C & CHERYL LAWLER
6721 XANA WAY
CARLSBAD CA 92009
JEFFREY R DILLON
6725 XANA WAY
CARLSBAD CA 92009
WILLIAM J IRVINE
6731 XANA WAY
CARLSBAD CA 92009
CRAIG & HEIDI PATCHETT
6735 XANA WAY
CARLSBAD CA 92009
NEAL K RIEDEL
6741 XANA WAY
CARLSBAD CA 92009
IHSAN & MILDRED HIJAZI
6745 XANA WAY
CARLSBAD CA 92009
BEVERLY A JENKS
6751 XANA WAY
CARLSBAD CA 92009
ROBERT D CROUSORE
1648AMANTECT
CARLSBAD CA 92009
GAMMEL TR
6761 XANA WAY
CARLSBAD CA 92009
FREDERIC T MURANYI
6765 XANA WAY
CARLSBAD CA 92009
BRIAN L ROBERTS
6801 XANA WAY
CARLSBAD CA 92009
WARREN M GRAN
6803 XANA WAY
CARLSBAD CA 92009
THOMAS C SWEETEN
6805 XANA WAY
CARLSBAD CA 92009
JAIME L JARRIN
725LAMIRADAAVE
SAN MARINO CA 91108
RICHARD B MARKELL
1306ELCAMINOCT
ENCINITAS CA 92024
DAVID C SWANSON
6804 XANA WAY
CARLSBAD CA 92009
BABAK M FAZELI
6802 XANA WAY
CARLSBAD CA 92009
JOHN R BAYARDO
6805 CAMINITO SUENO
CARLSBAD CA 92009
CHRISTOPHER M BOFFEY
6807 CAMINITO SUENO
CARLSBAD CA 92009
RYAN M CURTIS
6809 CAMINITO SUENO
CARLSBAD CA 92009
CASEY A ROSS
6811 CAMINITO SUENO
CARLSBAD CA 92009
GARY E OSTER
6813 CAMINITO SUENO
CARLSBAD CA 92009
JASON B RICHARDS
6706 XANA WAY
CARLSBAD CA 92009
SCHALK O OOSTHUIZEN
6712 XANA WAY
CARLSBAD CA 92009
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JACK L BARNETT
STE 104
3211 SELLOLN
CARLSBAD CA 92009
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RICHARD D TRUEBLOOD
481 KAWAILOA RD
KAILUA HI 96734
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MARYANN ZOUNES
897 VIKING LN
SAN MARCOS CA 92069
MARIAH SHADER
STE 107
3201 SELLO LN
CARLSBAD CA 92009
CHRISTINA B COURTNEY
STE 108
3201 SELLO LN
CARLSBAD CA 92009
CYNTHIA A CREEK-WATSON
STE 109
3201 SELLO LN
CARLSBAD CA 92009
ANDRZEJ W & ANNA WEBER
STE 110
3201 SELLO LN
CARLSBAD CA 92009
GERALD A ROST
STE 143
4650 DULIN RD
FALLBROOK CA 92028
RUSSELL C BARTON
STE 112
3201 SELLO LN
CARLSBAD CA 92009
DIANNA BARTLETT
STE 113
3211 SIRENA VISTA WAY
CARLSBAD CA 92009
MICHELLE BERSON
STE 114
3211 SIRENA VISTA WAY
CARLSBAD CA 92009
FREDERICK W PRICE
2528 EL GAVILAN CT
CARLSBAD CA 92009
KATHLEEN PAULEK
STE 116
3211 SIRENA VISTA WAY
CARLSBAD CA 92009
FRANK J FOSTER
67 BLAZEWOOD
FOOTHILL RANCH CA 92610
MARSHALL J MOORE
STE 118
3211 SIRENA VISTA WAY
CARLSBAD CA 92009
JOSEPH L CULBERT
STE 119
3211 SIRENA VISTA WAY
CARLSBAD CA 92009
KATHY D TRACER
STE 120
3211 SIRENA VISTA WAY
CARLSBAD CA 92009
DON M HERRON
134JAFFREYRD
MALVERN PA 19355
MUILENBURG TR
1979 VINEYARD AVE
VISTA CA 92081
DAVID M BERG
STE 233
7048 CAMINO DEGRAZIA
SANDIEGOCA 92111
JAUN A MENESES
STE 124
3201 SIRENA VISTA WAY
CARLSBAD CA 92009
RICHARD S COOKE
STE 125
3201 SIRENA VISTA WAY
CARLSBAD CA 92009
MURPHY TR
STE 126
3201 SIRENA VISTA WAY
CARLSBAD CA 92009
SALLY BOYNTON
STE 127
3201 SIRENA VISTA WAY
CARLSBAD CA 92009
KELLY COLLINS
STE 128
3201 SIRENA VISTA WAY
CARLSBAD CA 92009
ANTHONY J SPAGNOLO
STE 129
3101 SIRENA VISTA WAY
CARLSBAD CA 92009
RICHARD SARLES
STE 130
3101 SIRENA VISTA WAY
CARLSBAD CA 92009
C S ATKINSON
STE 131
3101 SIRENA VISTA WAY
CARLSBAD CA 92009
HOFFMAN TR
6506 ONDA PL
CARLSBAD CA 92009
BEVERLY J STENDER
STE 133
3101 SIRENA VISTA WAY
CARLSBAD CA 92009
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STE74
3210COSTAALTADR
CARLSBAD CA 92009
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STE75
3210COSTAALTADR
CARLSBAD CA 92009
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AUDREY M PERINONI
STE76
3210COSTAALTADR
CARLSBAD CA 92009
PMVALENTINER
520 TIBURON ST
SAN MARCOS CA 92078
DAVID L ROMERO
925 SANDCASTLE DR
CARDIFF BY THE SEA 92007
DARREL & CHIZURH RHODES
STE79
3210COSTAALTADR
CARLSBAD CA 92009
STAGEY L SANOR
STE80
3210 COSTA ALTADR
CARLSBAD CA 92009
JOSEPH NUNEZ
6231 BION AVE
SAN GABRIEL CA 91775
BETTY A WOLF-FRAUCHER
42291 E EDWARD
CLINTON TOWNSHIP M 48038
DORIS L GORDON
STE83
3215 COSTA ALTADR
CARLSBAD CA 92009
ANDY HSU
STE84
3215 COSTA ALTADR
CARLSBAD CA 92009
ROBERT A STINE
971 HYGEIAAVE
ENCINITAS CA 92024
CROWLEY INVESTMENT CO
5811 BELLFIELDLN
HUNTINGTON BH CA 92648
CHARLES D BURCHAM
STE87
3215 COSTA ALTADR
CARLSBAD CA 92009
SARA L KATLEN
STE88
3215 COSTA ALTADR
CARLSBAD CA 92009
KAI & SUZANE WENK-WOLFF
1793 KINGS RD
VISTA CA 92084
MICAH T LAMBERT
STE90
3205 COSTA ALTA DR
CARLSBAD CA 92009
GARY DAVENPORT
STE91
3205 COSTA ALTA DR
CARLSBAD CA 92009
JENNIFER MCCAGUE
STE92
3205 COSTA ALTADR
CARLSBAD CA 92009
GRIFFIN TR
STE 93
3205 COSTA ALTADR
CARLSBAD CA 92009
EADS TR
STE 94
3205 COSTA ALTA DR
CARLSBAD CA 92009
HARRY M SIMON
1211 CAMBRIA WAY
ENCINITAS CA 92024
RAGLAND TR
474 SANDALWOOD CT
ENCINITAS CA 92024
JENNY L HODGE
STE 97
3211SELLOLN
CARLSBAD CA 92009
J DELAPENA
STE 98
3211 SELLOLN
CARLSBAD CA 92009
RAY F & CAROL HICKS
STE 99
3211 SELLOLN
CARLSBAD CA 92009
MARIAVCOLVIN
STE 100
3211 SELLOLN
CARLSBAD CA 92009
RYAN M WILEY
STE 101
3211 SELLOLN
CARLSBAD CA 92009
JASMINE HINRICHS
STE 102
3211 SELLO LN
CARLSBAD CA 92009
FRED Z HAVENS
6828 SHEARWATERS DR
CARLSBAD CA 92009
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SHAMIEH TR
108CERROST
ENCINITAS CA 92024
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VICTOR L HOLMSTROM
PO BOX 868
EDENUT 84310
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ERRMAN C ELASTER
STE46
6980 BALLENA WAY
CARLSBAD CA 92009
JOSEPH A SOEHN
STE47
6980 BALLENA WAY
CARLSBAD CA 92009
ALYCE G DEKUEHNE
STE48
6980 BALLENA WAY
CARLSBAD CA 92009
MICHAEL EMBLY
STE49
6970 BALLENA WAY
CARLSBAD CA 92009
STEVE & JENNIFER MORRIS
STE50
6970 BALLENA WAY
CARLSBAD CA 92009
SUE L MILLER
STE51
6970 BALLENA WAY
CARLSBAD CA 92009
NICKOLAS C ARTHER
STE52
6970 BALLENA WAY
CARLSBAD CA 92009
MARK R LAFTAVI
292 RIVERMIST DR
BUFFALO NY 14202
JACQUELINE KEMP
STE54
6970 BALLENA WAY
CARLSBAD CA 92009
BRIAN M SHEA
STE55
6970 BALLENA WAY
CARLSBAD CA 92009
SILVIA LTHIEM
STE56
6970 BALLENA WAY
CARLSBAD CA 92009
ANDREW C & JUDY CUSTARD
STE57
3100SELLOLN
CARLSBAD CA 92009
DANIEL R TUFTS
STE58
3100SELLOLN
CARLSBAD CA 92009
JEREMY MC CARTHY
STE59
3100SELLOLN
CARLSBAD CA 92009
MAHABALAASHETTY
STE60
3100SELLOLN
CARLSBAD CA 92009
CLARK RENNER
STE61
3100SELLOLN
CARLSBAD CA 92009
WILLIAM S ARGONZA
5836 RALSTON AVE
RICHMOND CA 94805
JANE ZARON
STE63
3100SELLOLN
CARLSBAD CA 92009
OHNUMATR
345 W 9TH AVE 200
ESCONDIDO CA 92025
MICHAEL SZYMANSKI
STE65
3110SELLOLN
CARLSBAD CA 92009
ELISABETH C HARRISON
STE66
3110SELLOLN
CARLSBAD CA 92009
THERESE A MOSHER
STE67
3110SELLOLN
CARLSBAD CA 92009
JILL BRODKIN
STE68
3110SELLOLN
CARLSBAD CA 92009
SCOTT REILLY
STE69
3110SELLOLN
CARLSBAD CA 92009
SUSAN A CARGILLE
STE70
3110SELLOLN
CARLSBAD CA 92009
LYNNE DOUVILLE
STE71
3110SELLOLN
CARLSBAD CA 92009
KATE LARSEN
STE72
3110SELLOLN
CARLSBAD CA 92009
AZAM M MIRSHOJAEE
STE73
3210COSTAALTADR
CARLSBAD CA 92009
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4586 HORIZON DR
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STE15
6981 BALLENA WAY
CARLSBAD CA 92009
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FRAN FOREHAND
STE16
6981 BALLENA WAY
CARLSBAD CA 92009
MARILYN M KAYES
PO BOX 677
RANG HO SANTA FE CA
SAAD & SANAA ELHOSNI
STE18
92067 6991 BALLENA WAY
CARLSBAD CA 92009
JOSEPH L GEORGE
STE19
6991 BALLENA WAY
CARLSBAD CA 92009
ALICE M WILSON
STE20
6991 BALLENA WAY
CARLSBAD CA 92009
ALYCE G DEKUEHNE
STE21
6991 BALLENA WAY
CARLSBAD CA 92009
MARK K SAUER
STE22
6991 BALLENA WAY
CARLSBAD CA 92009
JON B & SUSAN ALLASIA
STE23
6991 BALLENA WAY
CARLSBAD CA 92009
MARSHALL J MOORE
STE24
6991 BALLENA WAY
CARLSBAD CA 92009
GREGG P OGGEL
STE25
7001 BALLENA WAY
CARLSBAD CA 92009
CHRISTY E VAUGHN
STE26
7001 BALLENA WAY
CARLSBAD CA 92009
ELIZABETH M LARKIN
STE27
7001 BALLENA WAY
CARLSBAD CA 92009
ASA B CLARK
4157BIRCHWOODAVE
SEAL BEACH CA 90740
JACK M & SANDRA ROBBINS
STE29
7001 BALLENA WAY
CARLSBAD CA 92009
THORP TR
1867PASEODELLAGODR
VISTA CA 92083
KAREN S MILLER
STE31
7001 BALLENA WAY
CARLSBAD CA 92009
MARIA BORTOLIN
STE32
7001 BALLENA WAY
CARLSBAD CA 92009
DANIEL R MORENO
1154 MASON DR
PACIFICA CA 94044
JOHN BORRELLI
1053 CYPRESS CIR
SAN MARCOS CA 92069
JEANNETTE E ASTRAB
4750 DIANE AVE
SAN DIEGO CA 92117
LINDA GANGALE
STE36
7000 BALLENA WAY
CARLSBAD CA 92009
JAMES J SINKULA
PO BOX 2688
PALM DESERT CA 92261
J P BRESTER
STE38
7000 BALLENA WAY
CARLSBAD CA 92009
MARY C TREASE
STE39
7000 BALLENA WAY
CARLSBAD CA 92009
NEIL CLARK
STE 107
2564 NAVARRA DR
CARLSBAD CA 92009
RABIH J ZAKHIA
STE 41
6980 BALLENA WAY
CARLSBAD CA 92009
ROSS A LINQUITI
STE 42
6980 BALLENA WAY
CARLSBAD CA 92009
ADRIAAN & ARVIL VANZYL
340 S KIMBERLY CT
CEDAR CITY UT 84720
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6587 CORTE CISCO
CARLSBAD CA 92009
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6589 CORTE CISCO
CARLSBAD CA 92009
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6588 CORTE LA PAZ
CARLSBAD CA 92009
ALESIA SOWELL
6586 CORTE LA PAZ
CARLSBAD CA 92009
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6584 CORTE LA PAZ
CARLSBAD CA 92009
TERESA E GEORGE
6585 CORTE LA PAZ
CARLSBAD CA 92009
PURISIMA C LAMSIN
6587 CORTE LA PAZ
CARLSBAD CA 92009
KENNETH K BATHGATE
25953 BRENTWOOD AVE
LOMA LINDA CA 92354
THOMAS SHEETS
449 FLORENCIA LN
VISTA CA 92083
MARK P EATON
3085 CORTE TRABUCO
CARLSBAD CA 92009
DANIEL COOK
3087 CORTE TRABUCO
CARLSBAD CA 92009
ROBERT J & LAURA BELL
3063 CORTE TRABUCO
CARLSBAD CA 92009
MATTHEW ODEGAARD
3059 CORTE TRABUCO
CARLSBAD CA 92009
SILVER HERRERA
3061 CORTE TRABUCO
CARLSBAD CA 92009
MELISA I CARIC
3055 CORTE TRABUCO
CARLSBAD CA 92009
ROY TAHAJIAN
3051 CORTE TRABUCO 334
CARLSBAD CA 92009
ANA L MARCHESE
STEB
1298 EL MERCADO WAY
OCEANSIDE CA 92057
RALPH & ETHEL LANG
STE1
6971 BALLENAWAY
CARLSBAD CA 92009
CESAR GONZALEZ
STE 106
2045 ILEX AVE
SAN DIEGO CA 92154
ANTONIO GRAYEB
STE 3
6971 BALLENA WAY
CARLSBAD CA 92009
MICHAEL P WARD
STE 4
6971 BALLENA WAY
CARLSBAD CA 92009
GARYTGURIAN
STE 5
6971 BALLENA WAY
CARLSBAD CA 92009
DEBBIE MCLEAN
STE 6
6971 BALLENA WAY
CARLSBAD CA 92009
MARTHA CAMPOS
4961 CORONADO AVE
SANDIEGOCA 92107
ARNMADO W SCERNI
STE 8
6971 BALLENA WAY
CARLSBAD CA 92009
GREGG OGGEL
STE 9
6981 BALLENAWAY
CARLSBAD CA 92009
DENNISE RUSSEL
STE 10
6981 BALLENA WAY
CARLSBAD CA 92009
SAM & ANNA FAJARDO
3643 LONDONDERRY DR
SANTA CLARA CA 95050
MICHAEL J HULL
STE 12
6981 BALLENA WAY
CARLSBAD CA 92009
LANA D BOSTROM
STE 13
6981 BALLENA WAY
CARLSBAD CA 92009
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6786 VIA CASA DEL SOL
CARLSBAD CA 92009
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6790 VIA CASA DEL SOL
CARLSBAD CA 92009
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MADDEN & ALICE ROTH
343 FAIRHILLS DR
SAN RAFAEL CA 94901
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STE 1400
600 W BROADWAY
SAN DIEGO CA 92101
THOMAS L FAUNCE
6622 CORTE LOMA
CARLSBAD CA 92009
VAHL TR
6626 CORTE LOMA
CARLSBAD CA 92009
HOLLEE B CUMMINGS
4908 LADERA SARINA
DEL MAR CA 92014
ALAN & SUSAN HOEKSTRA
6629 CORTE LOMA
CARLSBAD CA 92009
GINACASARI
3437 CORTE VIEJO
CARLSBAD CA 92009
STAUDENRAUS TR
3281 CAM I NO CORONADO
CARLSBAD CA 92009
MOHAMMAD T HAMED
3429 CORTE VIEJO
CARLSBAD CA 92009
MICHAEL YASUMATSU
3425 CORTE VIEJO
CARLSBAD CA 92009
JAMES E OLEARY
3421 CORTE VIEJO
CARLSBAD CA 92009
ADAM & KRISTINE FERGUSON
3417 CORTE VIEJO
CARLSBAD CA 92009
MICHAEL C SPARR
3413 CORTE VIEJO
CARLSBAD CA 92009
JEFFREY A & MONIKA LOWE
3409 CORTE VIEJO
CARLSBAD CA 92009
ALLAN H CLARK
3405 CORTE VIEJO
CARLSBAD CA 92009
SEREANA ZAISER
3401 CORTE VIEJO
CARLSBAD CA 92009
CHRIS H & ELDA FRENCH
3400 CORTE VIEJO
CARLSBAD CA 92009
ALFRED G TORRE
3404 CORTE VIEJO
CARLSBAD CA 92009
SCOTT FITZGERALD
PO BOX 230240
ENCINITAS CA 92023
KIERNAN TR
3430 CORTE VIEJO
CARLSBAD CA 92009
PROMENADE AT LA COSTA
15010 AVENUE OF SCIENCE
SAN DIEGO CA 92128
PROMENADE AT LA COSTA
411 IVYST
SAN DIEGO CA 92101
HODGES TR
6625 CORTE LOMA
CARLSBAD CA 92009
LOU A GATCH
6575 CORTE CISCO
CARLSBAD CA 92009
DAVID U ANSONOFF
6577 CORTE CISCO
CARLSBAD CA 92009
SHAH TR
1466 WILLOW ST
SAN DIEGO CA 92106
CORE TR
6581 CORTE CISCO
CARLSBAD CA 92009
ALBERTO VELASCO
STEF
4235 SILVER RIDGE RD
POWAY CA 92064
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Jam and Smudge Free Printing
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ROMAN CATHOLIC BISHOP OF
PO BOX 85728
SAN DIEGO CA
92186
www.avery.com
1-800-GO-AVERY
STEPHEN J RICE
6669 CORTE MARIA
CARLSBAD CA 92009
AVERY® 5160®
THOMAS A SMITH
6667 CORTE MARIA
CARLSBAD CA 92009
CAVANAUGH TR
1776 TROY LN
OCEANSIDE CA 92054
MARIE FRIES TR
STEB
33671 BLUE LANTERN ST
DANA POINT CA 92629
ANITA C KNIGHT
2955 CORTE DIANA
CARLSBAD CA 92009
BRIAN D BURNETT
2954 CORTE DIANA
CARLSBAD CA 92009
HODER TR
PO BOX 757
CARLSBAD CA 92018
SARAH A SCHMOLL
6699 CORTE MARIA
CARLSBAD CA 92009
STEVEN A KALLETT
6697 CORTE MARIA
CARLSBAD CA 92009
DOLORES KACIRK
6691 CORTE MARIA
CARLSBAD CA 92009
DENNIS JMEHEGAN
6689 CORTE MARIA
CARLSBAD CA 92009
PADILLA TR
6679 CORTE MARIA
CARLSBAD CA 92009
DONALD E HURRELL
6677 CORTE MARIA
CARLSBAD CA 92009
LUPITA ANDERSON TR
6673 CORTE MARIA
CARLSBAD CA 92009
UPUTAUA LIUCHAN
6671 CORTE MARIA
CARLSBAD CA 92009
HESTON TR
6801 EL FUERTE ST
CARLSBAD CA 92009
ELLIOT CANTER
331 WEST I ST
ENCINITAS CA 92024
GARY & MARIA BRANHAM
6817 EL FUERTE ST
CARLSBAD CA 92009
MATTIO TR
6815 EL FUERTE ST
CARLSBAD CA 92009
BENOIT TR
18EASTRIDGE
TRABUCO CANYON CA 92679
KRIS SUBBARAO
6841 EL FUERTE ST
CARLSBAD CA 92009
MEREDITH TR
STE 270
11062NDST
ENCINITAS CA 92024
MYRON & LYDIA SWIZE
6829 EL FUERTE ST
CARLSBAD CA 92009
ANNE CANNOVA
6827 EL FUERTE ST
CARLSBAD CA 92009
SPERBERG TR
6823 EL FUERTE ST
CARLSBAD CA 92009
SIMMONS TR
13054 OLD SYCAMORE DR
SAN DIEGO CA 92128
KONSTANTIN IVCHENKO
6775 VIA CASA DEL SOL
CARLSBAD CA 92009
JOY C TODD
6778 VIA CASA DEL SOL
CARLSBAD CA 92009
JAMES & SUSAN DOWNEY
6782 VIA CASA DEL SOL
CARLSBAD CA 92009
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CARLSBAD UNIF SCHOOL DIST
6225 EL CAMINO REAL
CARLSBAD CA 92011
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SAN MARCOS SCHOOL DIST
1 CIVIC CENTER DR
SAN MARCOS CA 92069
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ENCINITAS SCHOOL DIST
101 RANCHO SANTA FE RD
ENCINITAS CA 92024
SAN DIEGUITO SCHOOL DIST
701 ENCINITAS BLVD
ENCINITAS CA 92024
LEUCADIA WASTE WATER DIST
TIM JOCHEN
1960 LA COSTA AVE
CARLSBAD CA 92009
OLIVENHAIN WATER DIST
1966OLIVENHAINRD
ENCINITAS CA 92024
CITY OF ENCINITAS
505 S VULCAN AVE
ENCINITAS CA 92024
CITY OF SAN MARCOS
1 CIVIC CENTER DR
SAN MARCOS CA 92069-2949
CITY OF OCEANSIDE
300 NORTH COAST HWY
OCEANSIDE CA 92054
CITY OF VISTA
PO BOX 1988
VISTA CA 92085
VALLECITOS WATER DIST
201 VALLECITOS DE ORO
SAN MARCOS CA 92069
I.P.U.A.
SCHOOL OF PUBLIC ADMIN AND
URBAN STUDIES
SAN DIEGO STATE UNIVERSITY
SAN DIEGO CA 92182-4505
CALIF DEPT OF FISH & GAME
4949 VIEWRIDGE AVE
SAN DIEGO CA 92123
REGIONAL WATER QUALITY
STE 100
9174 SKY PARK CT
SAN DIEGO CA 92123-4340
SD COUNTY PLANNING
STEB
5201 RUFFIN RD
SAN DIEGO CA 92123
LAFCO
1600 PACIFIC HWY
SAN DIEGO CA 92101
U.S. FISH & WILDLIFE
6010 HIDDEN VALLEY RD
CARLSBAD CA 92011
AIR POLLUTION CNTRL DIST
9150 CHESAPEAKE DR
SAN DIEGO CA 92123
CA COASTAL COMMISSION
STE 103
7575 METROPOLITAN DR
SAN DIEGO CA 92108-4402
SANDAG
STE 800
401 B STREET
SAN DIEGO CA 92101
ATTN TEDANASIS
SAN DIEGO COUNTY AIRPORT
AUTHORITY
PO BOX 82776
SAN DIEGO CA 92138-2776
CITY OF CARLSBAD
RECREATION
CITY OF CARLSBAD
PUBLIC WORKS/ENGINEERING
DEPT- PROJECT ENGINEER
DAVID RICK
CITY OF CARLSBAD
PROJECT PLANNER
JASON GOFF
H/06/2006
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DIANE E YOUNG
6833 CAMINITO SUENO
CARLSBAD CA 92009
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ROSLENE LYNCH
6835 CAMINITO SUENO
CARLSBAD CA 92009
RECM
STEK
770 N WOOD DALE RD
WOOD DALE IL 60191
SHEA HOMES
9990 MESA RIM RD
SAN DIEGO CA 92121
WARMINGTON HOMES
STE 280
701 PALOMAR AIRPORT ROAD
CARLSBAD CA 92009
PULTE HOMES
STE 101
5993AVENIDAENCINAS
CARLSBAD CA 92008
KB HOME COASTAL
STE 100
12235 EL CAMINO REAL
SAN DIEGO CA 92130
CNLM
STEH
425 E ALVARADO ST STE
FALLBROOK CA 92028
JACK HENTHORN & ASSOCIATES
STE A
5365 AVENIDA ENCINAS
CARLSBAD CA 92008
MORROW DEVELOPMENT
STE 180
1903 WRIGHT PL
CARLSBAD CA 92008
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NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN to you that the City Council of the City of Carlsbad will hold a
public hearing at the Council Chambers, 1200 Carlsbad Village Drive, Carlsbad, California, at
6:00 p.m. on Tuesday, February 7, 2006, to consider a request for a determination that the
project is within the scope of the previously certified Villages of La Costa Program EIR and that
the Program EIR adequately describes the activity for the purposes of CEQA; and approval of a
Major Planned Unit Development Permit Amendment for building floor plans, elevations and
plotting for the development of 55 single-family detached homes within the Villages of La Costa,
Ridge Neighborhoods 2.3 and 2.4 North, generally located north and northeast of future Corintia
Street, east of El Fuerte Street and northwest of the HCP open space in Neighborhood 2.A, and
within Local Facilities Management Zone 11 and more particularly described as:
Lots 49-103 of the City of Carlsbad Tract CT 04-03, Villages of La
Costa - La Costa Ridge - Neighborhoods 2.3 and 2.4, in the City
of Carlsbad, County of San Diego, State of California, According
to map thereof No. 15098 filed in the Office of County Recorder of
San Diego County on September 12, 2005 as File No. 2005-
0786139
Those persons wishing to speak on this proposal are cordially invited to attend the public
hearing. Copies of the agenda bill will be available on or after February 3, 2006. If you have
any questions, please call Jason Goff in the Planning Department at (760) 602-4643.
If you challenge the Major Planned Unit Development Permit Amendment in court, you may be
limited to raising only those issues you or someone else raised at the public hearing described
in this notice or in written correspondence delivered to the City of Carlsbad, Attn: City Clerk at
1200 Carlsbad Village Drive, Carlsbad, CA 92008, at or prior to the public hearing.
CASE FILE: PUD 04-02(6)
CASE NAME: VILLAGES OF LA COSTA RIDGE NEIGHBORHOODS 2.3 AND 2.4 NORTH
PUBLISH: January 23, 2006
CITY OF CARLSBAD
CITY COUNCIL
s/r£ MAP
NOT TO SCALE
Villages of La Costa Ridge Neighborhood 2.3 & 2.4
PUD 04-02(B)
Carlsbad Village TownhomesHousing & Redevelopment CommissionFebruary 7, 2006
Location MapSITE
Subject Property2683 & 2687 Roosevelt Street Apartment Buildings
Adjacent Residential to the South
Adjacent Residence to the North
Properties to the EastResidential Use Office Use
Auto Use to the West
Proposed DevelopmentTwo-Story 9-Unit Condominium Project Unit 6 (front unit in yellow) has an option to operate as a Bed & Breakfast InnUnderground parkingFrontage and access off Roosevelt Street
Standards ComplianceBuilding CoverageRequired: 60%-80%Proposed: 69%HeightRequired: 35’ w/ min 4:12 roof pitchProposed: 35’ w/ 7:12 roof pitchOpen Space Required: 20%Proposed: 33%ParkingResidential Req: 20 spaces (8 two-car garages & 4 guest spaces)Bed & Breakfast Inn Req: 6 spaces (4 tandem valet spaces & 2 space tandem garage for Inn owner/caretaker) Setbacks Proposed:Front:5 feet*S. Side:12 feet 5” N. Side:12 feet 5”Rear:5 feet* 5-foot front yard street dedicationPD Ordinance
Project Design
Project Design
Goals & Objectives of Land Use PlanProposed Project Meets Goals of District 8:Provides desirable usesReplaces blighted structuresCompatible with surrounding area.Serve as catalyst for future developmentIncreases number and quality of housing types.
Environmental ReviewProposed project is an in-fill development project and Exempt from CEQA.No comments received.DRB recommended approval of environmental determination.
DRB RecommendationDRB voted 5-0 to recommend approval of the project.Project will have positive financial impact and assist in fulfilling the goals and objectives of the Master Plan.