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HomeMy WebLinkAbout2006-03-28; Housing & Redevelopment Commission; 381 Exhibit; Lincoln & Oak Mixed UseLincoln & Oak Mixed UseHousing & Redevelopment CommissionMarch 28, 2006 Location MapSITE Subject Property Multi-Family to the South Multi-Family to the East Multi-Family to the North Commercial to the WestWRONG PHOTO Street Side and South Side Elevation Front and Rear Elevation Open Space Required: 20%Proposed: 42.5%*Building CoverageRequired: 60%-80%Proposed: 72.6%Development Standards*Qualified open space includes landscape on the ground floor, balconies, and private roof gardens/patios. HeightPermitted: 45’ w/ min 5:12 roof pitchProposed: 41’ w/ 5:12 roof pitch*Development Standards*Majority of building set at 36 feet.41’30’36’ ParkingRequired: 21 spacesz15 residential spaces (2 spaces/unit & ½ space/unit for guests) & 6 commercial spaces (1/ 300 sq.ft.)Proposed: 22 spacesz15 residential spaces (6 two-car garages & 3 guest spaces) & 7 commercial spaces (1 accessible) Development Standards SetbacksRequired: Front:5-20 feetSides: 5-10 feetRear:5-15 feetProposed:Front:8 feet 3”N. Side:7 feet 7”S. Side:7 feet*Rear:7 feet**Portions of the south side and rear yard setback extend to 12’at the 2nd& 3rdstories.8-3”7’7’7”7’8’R-35’R-3R-3 SYSB= 10% of lot width12’12’ Appropriate density and intensityStrong relationship to streetArchitectural relief at upper levelsDesign Features:Travertine along first floorDecorative fountain at the corner of the siteLow lying walls to sit onVarious sized windows with decorative trim. 2nd& 3rdfloor balconiesVarious building recessesDecorative doorsTile roofing w/ 5:12 roof pitchVaried building colorsAbundance of open space and landscapingVisually subordinate parkingProject Design Design Sensitive LandscapingLigustrum Lucidum Tree:Grows rapidly to 30 to 40 feet tall.Ligustrums are ideally suited for formal or informal hedges because of their large mass of foliage.They are widely used as landscape shrubs, hedges, and specimen trees. Source: University of Florida East Property Line Wall:6-foot masonry wall currently exists on the east property line.Decorative stucco wall NOTincorporated at the request of property owner to the east.Design Sensitive WallsSouth Property Line Wall:Decorative stucco wall incorporating decorative columns with stone caps, applied stone in wall recesses, and complimentary stucco colors. Wall raised for visual screening purposes at the request of the property owner to the south. Design Sensitive Unit OrientationHigh Activity High Use Areas:Family Rooms & KitchensHigh Activity Moderate Use Areas:Roof Decks/BalconiesLow Activity High Use Areas:Bedrooms & OfficesLow Activity Low Use Areas:Living Rooms (Formal)1stFloor2ndFloor Third FloorSight Line Exhibits:Windows oriented towards the sides to prevent direct viewing of adjacent properties.Landscaping strategically placed in order to screen view from room windows.Design Sensitive Unit OrientationSecond Floor Environmental ReviewProposed project is an infill development project and Exempt from CEQANo comments receivedDRB 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. Public Meetings/CommentsWritten comments received and multiple meetings conducted with property owner to the east. Meeting with property owner to the south.Meeting with representative of the Monterey condos to the north. Housing & Redevelopment CommissionAdopt H&R Commission No. 411 approving major redevelopment permit No. 04-11, Coastal Development Permit CDP 04-30, Tentative Tract Map No. CT 05-03 for construction of the Lincoln & Oak Mixed Use Project. LINCOLN OAK MIXED LINCOLN OAK MIXED USE PROJECTUSE PROJECTCarlsbad City Council MeetingCarlsbad City Council MeetingTuesday, March 28, 2006Tuesday, March 28, 2006 Development Development Standards ViolationStandards Violation We, the Neighbors, know perfectly well that the We, the Neighbors, know perfectly well that the Lincoln Oak project is:Lincoln Oak project is:„„A)A)In a different ZoneIn a different Zone„„B)B)Will conflicts with residential which we Will conflicts with residential which we recognize.recognize.„„C)C)Has different Development Standards along Has different Development Standards along with some that are the same as surrounding with some that are the same as surrounding properties. properties. WeWe’’re not here to argue thatre not here to argue that…… What we WILL NOT accept as good What we WILL NOT accept as good neighbors, tax payers, voters and neighbors, tax payers, voters and Carlsbad citizens is:Carlsbad citizens is:„„A) A) The Project does not meet the The Project does not meet the Required Redevelopment Design Required Redevelopment Design Standards for the zone itStandards for the zone it’’s in. s in. „„B)B)The project is inconsistent with The project is inconsistent with specific goals clearly outlined in the specific goals clearly outlined in the Redevelopment Master Plan and Design Redevelopment Master Plan and Design Manual.Manual. Meetings Required By Meetings Required By Redevelopment StaffRedevelopment Staff Carlsbad Housing and Redevelopment Carlsbad Housing and Redevelopment Staff required the designer and owner in Staff required the designer and owner in 3 separate letters to meet with adjacent 3 separate letters to meet with adjacent property owners.property owners.„„First First --December 15th 2004 December 15th 2004 „„Second Second --March 28th 2005 March 28th 2005 „„Third Third --June 24th 2005 June 24th 2005 Quote From Assistant Planner to Quote From Assistant Planner to Designer June 24 2005Designer June 24 2005Applicant must make a good faith effort to Applicant must make a good faith effort to address the adjacent neighbors concerns before staff address the adjacent neighbors concerns before staff makes a recommendation on the project. As we have makes a recommendation on the project. As we have previously discussed, Housing and Redevelopment previously discussed, Housing and Redevelopment staff, the applicant/property owner, and the Architect staff, the applicant/property owner, and the Architect will meet with adjacent property owners to the south, will meet with adjacent property owners to the south, north and east to discuss their development concerns north and east to discuss their development concerns if any. if any. Housing and Redevelopment Staff will Housing and Redevelopment Staff will attend these meetings to document issues of concerns attend these meetings to document issues of concerns raised. raised. The results of these meetings may result in staff The results of these meetings may result in staff requesting additional modification to the design of the requesting additional modification to the design of the project to address concerns as determined by staff to project to address concerns as determined by staff to be appropriate. be appropriate. The problem ?The problem ?„„There are 28 adjacent property owners, There are 28 adjacent property owners, and there were and there were (ZERO)(ZERO)meetings Per meetings Per the requirement. the requirement. „„There was no good faith effort required of There was no good faith effort required of the applicant and the Redevelopment Staff the applicant and the Redevelopment Staff did nothing to enforce their own did nothing to enforce their own requirements and recommended the requirements and recommended the project anyway. project anyway. Plan Checking and Plan Checking and ReviewReview The City of Carlsbad has an The City of Carlsbad has an efficient Planning Department that is efficient Planning Department that is fully staffed. One of their many fully staffed. One of their many functions is to review proposed functions is to review proposed projects. projects. Should the Housing and Redevelopment Should the Housing and Redevelopment office be plan checking and reviewing new office be plan checking and reviewing new projects ???? projects ???? NONOBecause the Redevelopment office has Because the Redevelopment office has NONOSenior or Principal Planners. Senior or Principal Planners. The Assistant Planner currently assigned to The Assistant Planner currently assigned to the Lincoln Oak Mixed Use Project is the Lincoln Oak Mixed Use Project is supposed to:supposed to:„„Under direction, perform entry level Under direction, perform entry level work consistent with the work consistent with the professional planner series.professional planner series.„„Report to a Principal Planner or Report to a Principal Planner or Senior Planner.Senior Planner.„„Conduct field inspectionsConduct field inspections „„An initial field inspection never happened An initial field inspection never happened and if it did, where are the findings? and if it did, where are the findings? …… HeightHeight Goal 4.2 Section 1 page 7Goal 4.2 Section 1 page 7„„Establish commercial Buildings Establish commercial Buildings whose scale and character are whose scale and character are compatible with village compatible with village residential neighborhoods.residential neighborhoods. FactsFacts„„The Existing Residential neighborhood The Existing Residential neighborhood within the same block consists of within the same block consists of „„A) 50% single story residential and A) 50% single story residential and commercial structurescommercial structures„„B) 50% 2 story residential and B) 50% 2 story residential and commercial structures.commercial structures. The average height by individual dwelling The average height by individual dwelling units in the direct neighborhood is less then units in the direct neighborhood is less then 20 feet in height which brings us to the 20 feet in height which brings us to the question ?question ?„„A) whatA) what’’s the proposed Height of the Lincoln Oak s the proposed Height of the Lincoln Oak Project ? ( 45 feet ) Project ? ( 45 feet ) „„B) is Lincoln Oak Project consistent with Goal 4.2 B) is Lincoln Oak Project consistent with Goal 4.2 whose scale and character are compatible with whose scale and character are compatible with village neighborhoods village neighborhoods NONO. . „„The proposed Structure is more then twice the The proposed Structure is more then twice the height on average and dwarfs the existing height on average and dwarfs the existing neighborhood.neighborhood. Section 2 page 98 clearly Section 2 page 98 clearly states:states:„„The height of a proposed building The height of a proposed building may not exceed the standard, but it may not exceed the standard, but it may be set lower if deemed desirable may be set lower if deemed desirable for the project.for the project. Neutral Analysis By Planning Neutral Analysis By Planning Systems Quote:Systems Quote:„„The project has been designed to the maximum The project has been designed to the maximum height limit and further includes roof decks for height limit and further includes roof decks for the recreation purposes on top of the structures. the recreation purposes on top of the structures. These features result in buildings that are These features result in buildings that are severely out of scale and perspective with the severely out of scale and perspective with the much lower structures in the neighborhood, will much lower structures in the neighborhood, will result in significant loss of privacy to neighboring result in significant loss of privacy to neighboring lots, and is contrary to the Village lots, and is contrary to the Village Redevelopment Design Manual.Redevelopment Design Manual. HofmanHofmanPlanning and Planning and Associates quotes:Associates quotes:„„The Manual specifically notes the ability to The Manual specifically notes the ability to approve Redevelopment projects at lower approve Redevelopment projects at lower building heights for compatibility and to reduce building heights for compatibility and to reduce impacts to adjacent properties.impacts to adjacent properties.„„The sites location on the edge of the The sites location on the edge of the redevelopment boundary and the isolated nature redevelopment boundary and the isolated nature of the Redevelopment zoning on this particular of the Redevelopment zoning on this particular lot, make compatibility critical. lot, make compatibility critical. Back to the original QuestionBack to the original Question„„A) Does the project comply with Goal 4.2 A) Does the project comply with Goal 4.2 which is to establish Commercial buildings which is to establish Commercial buildings whose scale is compatible with residential whose scale is compatible with residential neighborhoodsneighborhoodsNoNo B) Does this project comply with Goal 4.5 B) Does this project comply with Goal 4.5 which requires design sensitivity to which requires design sensitivity to surrounding development within the area.surrounding development within the area.NONO Building Coverage & Building Coverage & SetbacksSetbacks „„Building coverage and setbacks are in the Building coverage and setbacks are in the same category because they affect each same category because they affect each other.. other.. „„If the Setbacks were at the desired If the Setbacks were at the desired Range , then the building coverage would Range , then the building coverage would be at the desired range per the manual.be at the desired range per the manual. Setbacks Per The StandardsSetbacks Per The Standards„„In all cases where a range has been In all cases where a range has been established as an appropriate setback established as an appropriate setback standard within a given district, the top of standard within a given district, the top of the range shall be considered the desired the range shall be considered the desired standard. However a reduction in standard standard. However a reduction in standard to the minimum or anywhere within the to the minimum or anywhere within the range may be allowed if the project range may be allowed if the project warrants such a reduction and the warrants such a reduction and the appropriate findings must be made by an appropriate findings must be made by an authorized official.authorized official. The Authorized body/official must find The Authorized body/official must find that:that:1.1.the reduced standard will not have an adverse the reduced standard will not have an adverse impact on surrounding properties.impact on surrounding properties.22.The reduced Standard will assist in developing a .The reduced Standard will assist in developing a project which meets the goals of the Village project which meets the goals of the Village Redevelopment areaRedevelopment area3.3.The reduced Standard will assist in creating a The reduced Standard will assist in creating a project design which reinforces the village project design which reinforces the village character of the area.character of the area. „„Does a building which is more than twice Does a building which is more than twice the height of neighborhood buildings that the height of neighborhood buildings that sticks out 22 feet farther on Oak and 18 sticks out 22 feet farther on Oak and 18 feet on Lincoln have an adverse impact on feet on Lincoln have an adverse impact on surrounding properties ?? surrounding properties ?? YesYes, , Because: Because: The Proposed Structure The Proposed Structure A. A. Is a Giant Wall that Blocks the sun for many Is a Giant Wall that Blocks the sun for many properties.properties.B. Blocks are wonderful ocean breeze which is one of the B. Blocks are wonderful ocean breeze which is one of the reasons we live on the coastreasons we live on the coastC.C.Completely blocks the view corridor towards the ocean Completely blocks the view corridor towards the ocean on Oak Avenue and blocks the beautiful view corridor on Oak Avenue and blocks the beautiful view corridor towards the village on Lincoln Ave.towards the village on Lincoln Ave.DD. Creates a tight enclosed feel. . Creates a tight enclosed feel. „„The Significant Adverse Impact this has on existing The Significant Adverse Impact this has on existing residential is extreme.residential is extreme. HofmanHofmanand associates quotes:and associates quotes:„„The sites location on the edge of the The sites location on the edge of the Redevelopment boundary on this Redevelopment boundary on this particular block make compatibility critical.particular block make compatibility critical. Planning System Writes:Planning System Writes:„„We believe that this reduced setback will We believe that this reduced setback will result in a tight, enclosed and unattractive result in a tight, enclosed and unattractive streetscape along our street. It will streetscape along our street. It will certainly not enhance the existing certainly not enhance the existing residential neighborhood.residential neighborhood. Michael Michael HolzmillerHolzmillerwrites:writes:„„The master plan allows for a range of 5The master plan allows for a range of 5--20 feet. 20 feet. Therefore the project meets the setback standard Therefore the project meets the setback standard with the required findings. It is my professional with the required findings. It is my professional opinion, however, that while the lower end of the opinion, however, that while the lower end of the range is appropriate for the commercial component, range is appropriate for the commercial component, that the 20 foot setback be required for the that the 20 foot setback be required for the residential component located next to the southerly residential component located next to the southerly property line. This would provide more compatibility property line. This would provide more compatibility and a better buffer for the neighboring properties. and a better buffer for the neighboring properties. The same reasoning would apply to requiring the The same reasoning would apply to requiring the maximum setback for the residential component maximum setback for the residential component located on the street side along Oak Avenue.located on the street side along Oak Avenue. In conclusion:In conclusion:„„The Required findings to adjust the The Required findings to adjust the setbacks beyond the desired range setbacks beyond the desired range CAN NOTCAN NOTbe made. be made. Parking and AccessParking and Access Section 2 page 124:Section 2 page 124:„„Avoid Buildings which devote Significant Avoid Buildings which devote Significant Portions of their Ground floor to parking Portions of their Ground floor to parking uses. The placement of buildings over uses. The placement of buildings over ground level parking limits the ground level parking limits the accommodation of supportive ground floor accommodation of supportive ground floor uses and detracts from the appearance of uses and detracts from the appearance of the building.the building. Section 2 page 124:Section 2 page 124:„„Place Parking for commercial or larger Place Parking for commercial or larger residential projects residential projects below gradebelow gradewhenever feasible. The vertical stacking of whenever feasible. The vertical stacking of uses will allow greater development uses will allow greater development intensity in the Village and the provision of intensity in the Village and the provision of more surface are for Landscaping.more surface are for Landscaping. Sec 2 page 67:Sec 2 page 67:Residential units and parking should not be Residential units and parking should not be placed on ground floor levels where they placed on ground floor levels where they would displace desired retail uses or would displace desired retail uses or otherwise lessen attractive street frontage.otherwise lessen attractive street frontage. Section 2 page 67:Section 2 page 67:„„Multifamily residential uses generally Multifamily residential uses generally require onsite dedicated parking which require onsite dedicated parking which could be difficult to provide in retailcould be difficult to provide in retail--oriented districts unless located oriented districts unless located below below gradegrade.. Section 2 page 119:Section 2 page 119:„„Parking shall be visually subordinatedParking shall be visually subordinated Section 2 page 36:Section 2 page 36:„„The ground floor of all mixed uses The ground floor of all mixed uses projects shall be projects shall be DevotedDevoted* * to commercial to commercial uses.uses.*Key Word *Key Word --Devoted & Below GradeDevoted & Below Grade••Definition per the English Language to Definition per the English Language to Devote = To give all toDevote = To give all to Ground Floor Parking Ground Floor Parking NOT ALLOWEDNOT ALLOWED What is considered the ground What is considered the ground floor?floor?„„The The thetheground floor per the submitted ground floor per the submitted plansplansis 73% of the lot coverage. is 73% of the lot coverage. „„Lot = 17,514 square or .402 acresLot = 17,514 square or .402 acres„„The Building Coverage per plan is 12,875 The Building Coverage per plan is 12,875 square feet or 73%square feet or 73% „„Of the entire ground floor, what is Of the entire ground floor, what is Devoted Devoted to commercial uses ?to commercial uses ?3,300 square feet or 25%3,300 square feet or 25%Since the commercial uses account for only Since the commercial uses account for only 25% of the Ground floor space, the 25% of the Ground floor space, the question remains, is the ground floor question remains, is the ground floor Devoted to commercial uses?Devoted to commercial uses?NO NO Landscaped Landscaped Pedestrian AmenitiesPedestrian Amenities „„The Village is Described as a The Village is Described as a Pedestrian oriented environment.Pedestrian oriented environment. Section 2 page117 Section 2 page117 Redevelopment Manual statesRedevelopment Manual states„„A minimum of 20% of property must be A minimum of 20% of property must be maintained as open space. The open maintained as open space. The open space must be Devoted ( To give all to) space must be Devoted ( To give all to) Landscaped Pedestrian Amenities in Landscaped Pedestrian Amenities in accordance with the City of Carlsbadaccordance with the City of Carlsbad’’s s Landscape manual ( no parking spaces or Landscape manual ( no parking spaces or Isles are permitted )Isles are permitted ) The Project is being allowed to The Project is being allowed to use private space as part of ituse private space as part of it’’s s open space requirements, which open space requirements, which is is not allowednot allowedper the per the Redevelopment Standards.Redevelopment Standards. Paul Paul KlukusKlukusPlanning Systems Planning Systems QuotesQuotes„„It is our conclusion that the project It is our conclusion that the project possesses minimal landscaping and does possesses minimal landscaping and does not contain the required strong pedestrian not contain the required strong pedestrian orientation. The project is clearly not in orientation. The project is clearly not in compliance with the Carlsbad landscape compliance with the Carlsbad landscape manual requirement for a minimum 20% manual requirement for a minimum 20% landscaped pedestrian amenities.landscaped pedestrian amenities. HofmanHofmanand Associates Quotesand Associates Quotes„„This requirement is outlined on page 117 This requirement is outlined on page 117 of the Manual, which does not appear to of the Manual, which does not appear to allow privatized roof decks to meet this allow privatized roof decks to meet this standard. The intent is to provide standard. The intent is to provide enhanced and landscaped pedestrian enhanced and landscaped pedestrian circulation from public rights of way to, circulation from public rights of way to, and through , a project site.and through , a project site. Michael Michael HolzmillerHolzmillerQuotes in His Quotes in His Conclusion and SummaryConclusion and Summary„„1. Increase the Public open space component of 1. Increase the Public open space component of the project by 4%the project by 4%„„2. Extend the commercial space along Lincoln 2. Extend the commercial space along Lincoln Street and Oak Street to the edge of the access Street and Oak Street to the edge of the access driveway on each street.driveway on each street.„„3. Increase the setback for the residential 3. Increase the setback for the residential component (sides of garages ) to the maximum component (sides of garages ) to the maximum of the range adjacent to the southerly and of the range adjacent to the southerly and easterly property lines.easterly property lines. „„These suggestions will require revisions These suggestions will require revisions to the proposed plans for the project. It is to the proposed plans for the project. It is my feeling that the revisions could be my feeling that the revisions could be accomplished by reducing the size of a accomplished by reducing the size of a couple of the units.couple of the units. Lori Rosenstein Formerly with Lori Rosenstein Formerly with the Redevelopment office the Redevelopment office writeswrites„„““Landscaped Pedestrian Amenities Landscaped Pedestrian Amenities ““does does refer to public versus private space. These refer to public versus private space. These can include lowcan include low--lying walls for sitting, lying walls for sitting, benches , courtyards , landscaped benches , courtyards , landscaped planters, pedestrian Planters Etc.planters, pedestrian Planters Etc. Larry Black Landscape Plan Larry Black Landscape Plan Checker For Carlsbad saidChecker For Carlsbad said„„PublicPublic* Gateway or Corridors with no * Gateway or Corridors with no reference to private space reference to private space (Key Word = (Key Word = Public Public )) My Internet Review of Other Cities My Internet Review of Other Cities Defines Landscaped Pedestrian Defines Landscaped Pedestrian Amenities as:Amenities as:„„Public* Gateway or Corridors with no Public* Gateway or Corridors with no reference to private space reference to private space (Key Word = (Key Word = PublicPublic)) The Issue here in not the fact that the The Issue here in not the fact that the Project is in another Zone and that there Project is in another Zone and that there will be some conflicts.will be some conflicts.The issue is that the Proposed Project The issue is that the Proposed Project does not meet the Development does not meet the Development Standards for the Zone itStandards for the Zone it’’s in.s in. Council has the Council has the ObligationObligationto protect to protect the citizens, Voters, taxpayers and the citizens, Voters, taxpayers and good neighbors.good neighbors.By all rights, this project should be By all rights, this project should be Stopped.Stopped. Perimeter WallsPerimeter Walls „„The Redevelopment office realized The Redevelopment office realized problems with the walls from the first problems with the walls from the first submittal in June 2004.submittal in June 2004.„„These next 4 items are direct quotes from These next 4 items are direct quotes from the Redevelopment office to the Designer.the Redevelopment office to the Designer. June 21 2004 Craig Ruiz June 21 2004 Craig Ruiz WroteWrotePlease be aware that the combination Please be aware that the combination retaining wall fence shall not exceed 6 retaining wall fence shall not exceed 6 feet as measured form the exterior of feet as measured form the exterior of the property. Presently a 6 foot fence is the property. Presently a 6 foot fence is shown on top of a six foot wall which is shown on top of a six foot wall which is UNACCEPTABLE.UNACCEPTABLE. December 15th 2004 Cliff December 15th 2004 Cliff Jones wroteJones wrote„„As was stated in the June 21st letter Staff As was stated in the June 21st letter Staff has concerns about combination retaining has concerns about combination retaining wall fences. Please be aware that the wall fences. Please be aware that the combination retaining wall fence along the combination retaining wall fence along the southerly line shall not exceed 6 feet , southerly line shall not exceed 6 feet , thus Reducing the heights of the thus Reducing the heights of the walkways and reducing the heights of the walkways and reducing the heights of the retaining wall.retaining wall. March 28 Cliff Jones WroteMarch 28 Cliff Jones Wrote„„As stated previously, staff has concern As stated previously, staff has concern about the walls along the property lines about the walls along the property lines that shall not exceed 6 feet. that shall not exceed 6 feet. JUNE 24 2005 Cliff Jones Wrote JUNE 24 2005 Cliff Jones Wrote Same Thing:Same Thing:„„As you are already aware, the typical As you are already aware, the typical approval of the projects will be that the approval of the projects will be that the proposed project shall have a solid proposed project shall have a solid masonry wall installed along common wall masonry wall installed along common wall lines since the property has a commercial lines since the property has a commercial element. element. NonNon--conforming Wallconforming Wall Major Privacy LossMajor Privacy Loss „„At the Design Review Board meeting Cliff At the Design Review Board meeting Cliff Jones states for the record, that the solid Jones states for the record, that the solid wall along the property is for privacy and wall along the property is for privacy and sound, which means that the privacy is for sound, which means that the privacy is for line of sight.line of sight. „„The facts are the wall cannot exceed 6 The facts are the wall cannot exceed 6 feet in height from natural grade and the feet in height from natural grade and the wall has to be six feet in height to protect wall has to be six feet in height to protect the neighbors from line of sight. the neighbors from line of sight. „„It brings us to Only one conclusion, which It brings us to Only one conclusion, which Mr. Jones states in the Dec 2005 1 Mr. Jones states in the Dec 2005 1 ½½years ago in the Letter to the designer.years ago in the Letter to the designer.„„Reduce the heights of the Walkways Reduce the heights of the Walkways and Reduce the height of the wall.and Reduce the height of the wall. For the Record:For the Record:Planning Department Policy # 21 States Planning Department Policy # 21 States thatthat““in a required side and rear yard setback, in a required side and rear yard setback, the total height shall not exceed 6 feet. the total height shall not exceed 6 feet. Which includes wall fence combos.Which includes wall fence combos. „„The Lincoln Oak Project Designer has a History The Lincoln Oak Project Designer has a History of Deception, from illegally using another of Deception, from illegally using another architects stamp for this project, from deceiving architects stamp for this project, from deceiving us when we hired him a few years back when he us when we hired him a few years back when he claimed to be an architect in the tune of claimed to be an architect in the tune of thousands of dollars and most recently when he thousands of dollars and most recently when he lied before the design review board regarding lied before the design review board regarding the Lincoln Oak Project.the Lincoln Oak Project.„„(He said at the last meeting ) (He said at the last meeting ) „„That That ““Our original Grade was actually Our original Grade was actually below his grade. Our Grade to the east below his grade. Our Grade to the east side was actually below him to where we side was actually below him to where we were originally. were originally. Wrong Again !Wrong Again !„„I have the original plans here tonight to I have the original plans here tonight to prove thatprove that.. „„Also Staff said in the meeting that the Housing Also Staff said in the meeting that the Housing and Redevelopment Director can act as Planning and Redevelopment Director can act as Planning director and change the policy to raise the wall director and change the policy to raise the wall heights.heights.„„However according the City of Carlsbad the However according the City of Carlsbad the Housing and Redevelopment Director may act as Housing and Redevelopment Director may act as acting Community Development Director as acting Community Development Director as Assigned. In fact why doesnAssigned. In fact why doesn’’t everyone become t everyone become everyone so we can have total everyone so we can have total KaosKaos.. Minimize Privacy Loss to Minimize Privacy Loss to Adjacent ResidentialAdjacent Residential ItIt’’s a basic Question: Yes or Nos a basic Question: Yes or No„„Does the project Minimize Does the project Minimize Privacy Loss to Adjacent ResidentialPrivacy Loss to Adjacent ResidentialNoNo „„You can see from the wall height issue You can see from the wall height issue that they have made no attempt to correct that they have made no attempt to correct the Privacy issue associated with the wall the Privacy issue associated with the wall that is Clearly in Violation of City policy that is Clearly in Violation of City policy which was recognized 4 times by which was recognized 4 times by Redevelopment Staff which they asked the Redevelopment Staff which they asked the Designer to correct 4 times and no Designer to correct 4 times and no changes have been made, now theychanges have been made, now they’’re re defending the designer on this issue which defending the designer on this issue which is extremely hypocritical, obviously an is extremely hypocritical, obviously an attempted cover up and contrary to attempted cover up and contrary to development standards and City Policy.development standards and City Policy. „„Why would Someone design million dollar Why would Someone design million dollar plus condos that orient East and South plus condos that orient East and South adjacent residential, When to the ocean is adjacent residential, When to the ocean is West and Village is North. Then weWest and Village is North. Then we’’ll ll raise the grade so we can see into raise the grade so we can see into everyoneeveryone’’s yard over our non conforming s yard over our non conforming walls, and wewalls, and we’’ll reduce the setback from ll reduce the setback from the Redevelopment Manuals Desired the Redevelopment Manuals Desired Range of 15 feet to 8 feet. Range of 15 feet to 8 feet. HereHere’’s the Illustration Taken Right out of s the Illustration Taken Right out of the Manualthe Manual First FloorFirst Floor Second FloorSecond Floor Here are the Plans.Here are the Plans. HofmanHofmanPlanning and Planning and Associates notesAssociates notes„„This is counter to design Criteria noted on This is counter to design Criteria noted on page 121 privacy and unit orientation page 121 privacy and unit orientation when compatibility is a project factor.when compatibility is a project factor. In Conclusion:In Conclusion: „„The project is Non Compliant with The project is Non Compliant with Development Standards for the Zone itDevelopment Standards for the Zone it’’s s in as we have proven tonight.in as we have proven tonight. „„There Obviously Needs to be Major Design There Obviously Needs to be Major Design Modifications primarily with Walls and Unit Modifications primarily with Walls and Unit Orientation for extreme privacy loss issues Orientation for extreme privacy loss issues in Violation of the Village Redevelopment in Violation of the Village Redevelopment Standards.Standards.