HomeMy WebLinkAbout2017-12-06; Planning Commission; ; RP 16-13/CDP 16-35 (DEV16040) – CARLSBAD VILLAGE CENTER(
ERRATA SHEET FOR AGENDA ITEM #3
Memorandum
December 6, 2017
To: Planning Commission
From: Shannon Harker, Associate Planner
Via Don Neu, City Planner ·
( City of
Carlsbad
Re: Errata Sheet for Agenda Item #3 -RP 16-13/CDP 16-35 -CARLSBAD VILLAGE CENTER
Staff is recommending that the Planning Commission revise Finding No. 10 of Planning
Commission Resolution No. 7276 to correct the following typographical error:
10. That there are an adequate number of units in the Excess Dwelling Unit Bank in the
Northwest Quadrant to allocate U ~ units. Per the city's Quadrant Dwelling Unit Report
(latest available dated September 2017), 584 units remain available for allocation in the
Village.
In addition, staff is recommending the addition of the following finding to Planning Commission
Resolution No. 7276. The parking analysis is contained in the staff report, however the finding
was inadvertently left out of the resolution.
The Developer/Property owner qualifies to participate in the Parking In-Lieu Fee Program and
participation in the program will satisfy the parking requirements for the project. Justification
for participation in the Parking In-Lieu Fee Program is contained in the following findings:
1. The project is consistent with Village Review Master Plan and Design Manual in that the
project assists in satisfying the goals and objectives through the following actions 1) the
mixed-use project stimulates property improvements and new development in the Village
by constructing a new permitted mixed-use building in an area with a mix of dated buildings
and increasing the intensity of development within the Village; 2) it establishes Carlsbad
Village as a quality shopping, working and living environment by providing new
employment opportunities; increasing the number, quality, diversity and affordability of
housing units within the Village; and reinforcing pedestrian retail continuity within the
Village commercial areas; and 3) improves the physical appearance of the Village Area by
developing the northwest corner of Carlsbad Village Drive and State Street with a new
building that adheres to the land use regulations and design guidelines set forth for the
area.
Community & Economic Development
Planning Division
1635 Faraday Avenue I Carlsbad, CA 92008 I 760-602-4600 I 760-602-8560 fax
AGENDA ITEM #3 -RP 16-.d/CDP 16-35-CARLSBAD VILLAGE CEN i t::R
December 6, 2017
Pa e 2
2. The proposed use is consistent with the goals and objectives set forth for Land Use District 1
of the Village Master Plan and Design Manual in that the mixed-use development not only
provides mutually supportive uses in the form of residential, professional office and
commercial retail uses along Carlsbad Village Drive and State Street, but reinforces the
pedestrian orientation desired for the downtown area by providing new residents and
employees an opportunity to walk to local shopping, dining, recreation, and mass transit
functions; furthermore, its close proximity to existing bus routes and mass transit help to
further the goal of providing new economic and residential development near
transportation corridors; and lastly, it will contribute to the revitalization of the Village area
in the form of a new building in the core of the Village with new commercial lease space,
new employment opportunities and new consumers.
3. Adequate parking is available within the Village to accommodate the project's parking
demands in that based on the most recent parking study {Kimley Horn, September 2017),
the average occupancy for all public parking lots is 51.1 percent. The single highest
measurement of occupancy was on a weekday afternoon in May 2016, wherein the
occupancy rate was 70 percent. This utilization ratio allows for continued implementation
of the parking in-lieu fee program because it is less than the 85 percent threshold for
maximum utilization set by the City Council.
4. The In-Lieu Fee Program has not been suspended or terminated by the City Council.
The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION
Item No.
Application complete date: June 29, 2017
P.C. AGENDA OF: December 6, 2017 Project Planner: Shannon Harker
Project Engineer: Kyrenne Chua
SUBJECT: RP 16-13/CDP 16-35 (DEV16040) – CARLSBAD VILLAGE CENTER – Request for a
recommendation of approval of a Major Review Permit and Coastal Development Permit
to allow for 1) the removal of existing storage containers; 2) the construction of a 25,631
square foot, four-story, mixed-use building consisting of a subterranean parking garage,
ground floor retail, commercial office space and five (5) residential apartments; and 3)
the purchase of 17 parking in-lieu fees. The 0.17-acre property is addressed as 2995 State
Street and is located on the northwest corner of State Street and Carlsbad Village Drive,
in Land Use District 1 of the Village Review zone, the Village Segment of the Local Coastal
Program, and within Local Facilities Management Zone 1. The City Planner has
determined that this 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 is
therefore categorically exempt from the requirement for the preparation of
environmental documents pursuant to Section 15332 (In-fill Development Projects) of the
State CEQA guidelines.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7276 RECOMMENDING
APPROVAL of Major Review Permit RP 16-13 and Coastal Development Permit CDP 16-35 to the City
Council based on the findings and subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
The 0.17-acre site (APN 203-293-06-00) at 2995 State Street is located on the northwest corner of State
Street and Carlsbad Village Drive. The State Street alley borders the site to the west. The property is
located within the boundaries of the coastal zone; the project is not located within the Coastal
Commission’s appealable area. The site is currently developed with a storage container which has been
repurposed as a smoothie bar. An application is currently on file to add two (2) additional storage
containers to the site for the sale of food and alcohol (AMEND 2017-0009/AMEND 2017-0010). The uses
are considered to be interim until the subject site is redeveloped.
Table 1 below includes the General Plan designations, zoning and current land uses of the project site and
surrounding properties.
3
RP 16-13/CDP 16-35 (DEV16040) – CARLSBAD VILLAGE CENTER
December 6, 2017
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TABLE 1 – SURROUNDING LAND USES
Location General Plan Designation Zoning Current Land Use
Site Village (V) Village Review (V-R) Land Use
District 1, Carlsbad Village Center
Storage container
repurposed for the sale
of food
North Village (V) Village Review (V-R) Land Use
District 1, Carlsbad Village Center
One and two-story retail
and restaurant uses; 16-
26’-tall building adjacent
to proposed project
South Village (V) Village Review (V-R) Land Use
District 1, Carlsbad Village Center
Retail and restaurant
uses
East Village (V) Village Review (V-R) Land Use
District 1, Carlsbad Village Center
Retail and restaurant
uses
West Village (V) Village Review (V-R) Land Use
District 1, Carlsbad Village Center
Public parking lot,
Carlsbad Visitor Center
and railroad right-of-way
Project Proposal:
The project applicant is requesting approval of a Major Review Permit (RP) and Coastal Development
Permit (CDP) to remove the existing storage containers and construct a 25,631 square foot (SF), four-
story, 45-foot-tall mixed-use building, consisting of a 12-space subterranean parking garage, 3,954 SF of
ground floor retail use, 2,339 SF of professional office use on the second floor and a total of five (5)
residential apartments on the second, third and fourth floors.
In addition to the commercial retail space fronting State Street to the east and Carlsbad Village Drive to
the south, the ground floor includes a separate lobby area adjacent to the State Street frontage with stairs
and elevator access to the offices and residential units above. A secondary stairwell is proposed off the
Carlsbad Village Drive frontage. With retail depths ranging from 23 to 58 feet and a plate height of 12
feet, the proposed commercial retail space is designed to provide a variety of retail tenant opportunities.
Also included on the ground floor and adjacent to the alley is a covered van accessible handicap parking
space, an enclosed trash enclosure and two car elevators which are proposed to provide access to the
subterranean parking garage. The 12-space parking garage off the State Street alley provides the requisite
parking for the residential units (including guest parking spaces) and will satisfy a portion of the required
parking for the retail and office uses. To satisfy the balance of required parking spaces, the applicant
proposes to purchase 17 parking in-lieu fees through the Village Parking In-Lieu Fee Program.
The 2,339 square foot commercial office on the second floor wraps around the corner elevation facing
State Street and Carlsbad Village Drive and is set back eight (8) to 12 feet from the façade of the ground
floor retail space. A large patio for the office tenants is proposed within the building setback area. A
1,224 square foot, one-bedroom residential apartment is also proposed on the second floor at the
northwest corner of the building. The remaining four (4), one-bedroom apartments, ranging in size from
849 to 2,468 square feet, are proposed on the third and fourth floors. Specifically, a total of three (3)
units are proposed on the second floor and one (1) unit on the fourth floor. Table 2 below provides a
summary of the details for the apartments.
RP 16-13/CDP 16-35 (DEV16040) – CARLSBAD VILLAGE CENTER
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TABLE 2 – UNIT SUMMARY
Unit Bedrooms/Bathrooms Size Private
Patio/Deck/Terrace
2A 1 bedroom/
1.5 bathrooms
1,224 SF 116 SF
3A 1 bedroom + den/
1.5 bathrooms
1,357 SF 133 SF
3B 1 bedroom/
1.5 bathrooms
849 SF 140 SF
3C 1 bedroom/
1.5 bathrooms
1,224 SF 116 SF
4A 1 bedroom + den/
2 bathrooms
2,468 SF 1,957 SF
The architectural massing of the proposed mixed use building consists of a retail base at-grade with upper
level office space and residential units (second and third floors) stepped back, creating opportunities for
patios and reducing building mass. The fourth floor steps back further and features articulated gable roofs
and craftsman-style detailing. Retail shops fronting Carlsbad Village Drive and State Street are proposed
to be highlighted with vintage signage and varied canopies. All tenant units include private balconies that
have views of downtown Carlsbad. Varied wall surface planes create a further reduction in building mass
when viewed from the pedestrian level.
The primary architectural material utilized throughout the building design is a brick facade. Specifically,
the ground floor retail area includes a darker brick base, with the upper levels using a lighter brick with
accent bands. Decorative trusses enhance the exterior and roof line profile, as well as the retail level
entries. A “green” screen wall with landscaping is proposed along the northern property line adjacent to
the residential and office lobby, which creates an enhanced entry and provides an aesthetic buffer from
the adjacent two-story building to the north.
The project proposes to satisfy the inclusionary housing obligation associated with the development of
five (5) residential apartments through the payment of in-lieu inclusionary housing fees. The proposed
density of the project is 29.4 dwelling units per acre and will generate 236 average daily trips. Grading for
the proposed project includes 2,500 cubic yards of cut for the development of the subterranean parking
garage and no fill. As a result, a total of 2,500 cubic yards of material is proposed to be exported from the
site.
III. ANALYSIS
The proposed project is subject to the following ordinances, standards, and policies:
A. Village (V) General Plan Land Use designation;
B. Village Review (VR) Zone (CMC Chapter 21.35), Land Use District 1, Carlsbad Village Center (Village
Master Plan and Design Manual);
C. Coastal Development Regulations for the Village Segment of the Local Coastal Program (CMC
Chapter 21.81 and Village Master Plan and Design Manual);
D. Inclusionary Housing Ordinance (CMC Chapter 21.85); and
E. Growth Management Ordinance (CMC Chapter 21.90), Local Facilities Management Plan Zone 1.
RP 16-13/CDP 16-35 (DEV16040) – CARLSBAD VILLAGE CENTER
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The recommendation for approval of this project was developed by analyzing the project’s consistency
with the applicable regulations and policies. The project’s compliance with each of the above regulations
and policies is discussed in the sections below.
A. Village (V) General Plan Land Use designation
The subject property, comprising one legal parcel, has a General Plan Land Use designation of Village (V).
As discussed in the Village Master Plan, properties within the Village Area do not have an assigned
residential density as it relates to Growth Management Plan compliance. Therefore, the minimum and
maximum densities for residential development are established in the Village Master Plan. For mixed use
projects, the minimum allowable density is calculated based on 50 percent of the developable area. Table
3 below identifies the permissible density range for properties located within Land Use District 1.
TABLE 3 – PROJECT DENSITY
Gross Acres Net Acres
Allowable Density Range;
Min/Max Dwelling Units per
Village Master Plan
Project Density;
Proposed Dwelling units
0.17 ac 0.17
Density Range : 28-35 du/ac
Minimum units
(based on 50% of the developable area):
0.17 x 0.50 = 0.08
0.08 acres x 28 du/ac = 2 units
Maximum units:
0.17 acres x 35 du/ac = 6 units
2-6 dwelling units = allowable range
29.4 du/ac
5 dwelling units
Pursuant to the Housing Element of the General Plan, because a Growth Management Control Point has
not been established for residential development in the Village, all residential units approved in the Village
must be withdrawn from the city’s Excess Dwelling Unit Bank. The city’s Excess Dwelling Unit Bank is
implemented through City Council Policy No. 43. Pursuant to City Council Policy No. 43, an applicant for
an allocation of dwelling units shall agree to provide the number of inclusionary units as required pursuant
to Carlsbad Municipal Code (CMC) Section 21.85.050. As discussed in Section C below, the proposal to
pay in-lieu inclusionary housing fees for five (5) residential units is consistent with the inclusionary housing
requirements as set forth in City Council Policy No. 43. In addition, the project is conditioned to pay the
requisite in-lieu inclusionary housing fees prior to recordation of the final map.
In approving a request for an allocation of excess dwelling units, the project shall meet the findings
identified in City Council Policy No. 43. Specifically, the project location and density shall be found to be
compatible with adjacent land uses and applicable provisions of the General Plan and other applicable
planning documents. As discussed in the attached Planning Commission Resolution No. 7276, the
proposed project meets these findings. Since the proposed project requires approval from City Council,
the City Council is the final decision-making authority for the allocation from the Excess Dwelling Unit
Bank.
RP 16-13/CDP 16-35 (DEV16040) – CARLSBAD VILLAGE CENTER
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The following Table 4 describes how the proposed project is consistent with the various elements of the
Carlsbad General Plan.
TABLE 4 – GENERAL PLAN COMPLIANCE
Element Goal/Policy Compliance with Goal/Policy
Land Use Goal 2-G.29:
Maintain the Village as a center for residents
and visitors with commercial, residential,
dining, civic, cultural, and entertainment
activities.
Goal 2-G.30:
Develop a distinct identity for the Village by
encouraging a variety of uses and activities,
such as a mix of residential, commercial office,
restaurants and specialty retail shops, which
traditionally locate in a pedestrian–oriented
downtown area and attract visitors and
residents from across the community by
creating a lively, interesting social
environment.
Policy 2-P.70:
Seek an increased presence of both residents
and activity in the Village with new
development, particularly residential,
including residential as part of a mixed-use
development, as well as commercial,
entertainment and cultural uses that serve
both residents and visitors.
The proposed four-story mixed-use
development provides mutually
supportive uses in the form of
residential, professional office and
retail opportunities and reinforces
the pedestrian orientation desired
for the downtown area by providing
new residents and employees an
opportunity to walk to local
shopping, dining, recreation, and
mass transit functions. Its close
proximity to existing bus routes and
the train station help to further the
goal of providing new economic and
residential development near
transportation corridors. The project
will contribute to the revitalization of
the Village area in the form of a new
building in the core of the Village
with new commercial lease space,
new employment opportunities and
new consumers.
Mobility Goal 3-G.3:
Provide inviting streetscapes that encourage
walking and promote livable streets.
Policy 3-P.5:
Require developers to construct or pay their
fair share toward improvements for all travel
modes consistent with the Mobility Element,
the Growth Management Plan, and specific
impacts associated with their development.
The proposed project has been
designed to meet all of the
circulation requirements, which
include vehicular access off the State
Street alley. In addition, the
applicant will be required to pay
traffic impact fees prior to the
issuance of building permits that will
go towards future road
improvements.
The proposed project is located
approximately ¼ mile from the
train/coaster station, which provides
service throughout the day. The
project’s close proximity to the
transit stop will provide residents
with the opportunity to commute to
major job centers, thereby reducing
RP 16-13/CDP 16-35 (DEV16040) – CARLSBAD VILLAGE CENTER
December 6, 2017
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vehicle miles traveled (VMTs) and
their carbon footprint. Furthermore,
the project supports walkability and
mobility by locating the project near
existing goods and services within
the Village.
The existing street trees along State
Street and Carlsbad Village Drive will
be retained. The project proposes to
add raised planters and potted plants
adjacent to the retail storefronts to
further enhance the streetscape and
promote livable streets.
Public
Safety
Goal 6-G.1:
Minimize injury, loss of life, and damage to
property resulting from fire, flood, hazardous
material release, or seismic disasters.
Policy 6-P.6:
Enforce the requirements of Titles 18, 20, and
21 pertaining to drainage and flood control
when reviewing applications for building
permits and subdivisions.
Policy 6-P.34:
Enforce the Uniform Building and Fire codes,
adopted by the city, to provide fire protection
standards for all existing and proposed
structures.
Policy 6-P.39:
Ensure all new development complies with all
applicable regulations regarding the provision
of public utilities and facilities.
The proposed structural
improvements are required to be
designed in conformance with all
seismic design standards. In
addition, the proposed project is
consistent with all of the applicable
fire safety requirements.
Further, the project is conditioned to
develop and implement a program of
“best management practices” for the
elimination and reduction of
pollutants which enter into and/or
are transported within storm
drainage facilities.
Noise Goal 5-G.2:
Ensure that new development is compatible
with the noise environment, by continuing to
use potential noise exposure as a criterion in
land use planning.
Policy 5.P.2: Require a noise study analysis be
conducted for all discretionary development
proposals located where projected noise
exposure would be other than “normally
acceptable.”
The noise study prepared by Birdseye
Planning Group (July 2016)
determined that the worst-case
cumulative noise level from the
surrounding roadways and the
railroad was 64.1 and 70.7 dBA CNEL,
respectively, at the property line.
The proposed project is designed to
meet or exceed California Energy
Code Title 24 standards, which
require construction methods and
materials resulting in energy efficient
structures and up to a 30 dBA
reduction in exterior noise levels.
RP 16-13/CDP 16-35 (DEV16040) – CARLSBAD VILLAGE CENTER
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Assuming the windows are closed
and with the inclusion of mechanical
ventilation (proposed as part of the
project), interior noise levels would
be reduced to less than the 45 dBA
CNEL interior noise level threshold.
Housing Goal 10-G.3:
Sufficient new, affordable housing
opportunities in all quadrants of the city to
meet the needs of current lower and
moderate income households and those with
special needs, and a fair share proportion of
future lower and moderate income
households.
Policy 10-P.15: Pursuant to the Inclusionary
Housing Ordinance, require affordability for
lower income households of a minimum of 15
percent of all residential ownership and
qualifying rental projects.
Policy 10-P.18
Adhere to City Council Policy Statement 43
when considering allocation of “excess
dwelling units” for the purpose of allowing
development to exceed the Growth
Management Control Point (GMCP) density.
With limited exceptions, the allocation of
excess dwelling units will require provision of
housing affordable to lower income
households.
As less than seven (7) units are
proposed, the inclusionary
requirements may be satisfied
through the payment to the city of an
in-lieu inclusionary housing fee. The
project is conditioned to require the
payment of the applicable housing in-
lieu fee for five (5) units prior to
issuance of the building permit.
In approving a request for an
allocation of excess dwelling units,
the project shall meet the findings
identified in City Council Policy No.
43. Specifically, the project location
and density shall be found to be
compatible with adjacent land uses,
the General Plan and any other
applicable planning document. As
discussed in the attached Planning
Commission Resolution No. 7276, the
proposed project meets these
findings.
B. Village Review Zone (CMC Chapter 21.35), Land Use District 1 - Carlsbad Village Center (Village
Master Plan and Design Manual)
The subject property is located within Land Use District 1, Carlsbad Village Center, of the Village Master
Plan. Pursuant to the Village Master Plan, mixed-use (commercial retail, professional office and
residential uses) is a permitted use.
The specific development standards for new development within Land Use District 1 and the project’s
compliance with these standards are shown in Table 5 below. No variances or standards modifications
are requested. In addition, no architectural projections are proposed.
TABLE 5 – VILLAGE MASTER PLAN, LAND USE DISTRICT 1 (CARLSBAD VILLAGE CENTER)
STANDARD REQUIRED/ALLOWED PROPOSED COMPLY
Front Yard Setback
(State Street)
Ground floor:
No minimum or maximum setback
Ground Floor:
1’ to 9’
Yes
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Upper floors:
10’ average setback
Upper Floors:
Exceeds 10’ average along the
State Street and Carlsbad Village
Drive frontages
Side Yard Setback: No minimum or maximum setback None to 17’ Yes
Rear Yard Setback:
(State Street Alley)
No minimum or maximum setback 3-’6” to 10’-6” Yes
Open Space: 20% = 1,500 SF 55% (4,115 SF) Yes
Open space may be public or private
and may be dedicated to
landscaped planters, open space
pockets and/or connections, roof
gardens/patios, balconies, other
patios and outdoor eating areas.
Landscape/Planters:
852 SF
Private Balconies/Roof Terrace:
3,263 SF
Building Coverage: 100% 87% Yes
Building Height: 45’ maximum 45’ Yes
Parking: Commercial Retail and Office:
One (1) space per 300 SF of net floor
area.
5,779 SF ÷ 300 SF = 20 spaces
Proposed:
13 spaces on-site, plus a request
to purchase 17 parking credits.
12 parking spaces are provided
onsite in the subterranean parking
garage and one handicap van
accessible parking stall is provided
off the State Street alley.
The balance of the required
parking, 17 parking spaces, will be
provided through the participation
in the Village Parking In-Lieu Fee
Program. Findings of support are
discussed below and also in
Planning Commission Resolution
No. 7276.
Yes
Multi-family Dwellings
1.5 spaces per 1 bedroom unit
(shall be provided onsite)
Guest:
0.5 spaces per unit for properties
located in coastal zone
Proposed project:
5, one-bedroom apartments
1.5 spaces x 5 units = 7.5 spaces
0.5 spaces x 5 units = 2.5 spaces
Total residential spaces required =
10 spaces
Total Spaces Required:
20 + 10 = 30 spaces
10 spaces must be provided onsite
for the 5 residential units and guest
parking.
The remaining spaces can be
provided onsite, or satisfied via the
Village Parking In-Lieu Fee Program.
Compact Parking A maximum 40% of the total
number of parking spaces provided
on-site may be constructed to meet
the requirements of a small or
compact vehicle.
40% x 13 spaces = 5 spaces
5 compact spaces proposed. Yes
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The project is consistent with the design guidelines of the Village Master Plan and Design Manual by
providing access to the parking area from the alley, stepping the building back at upper levels, utilizing
simple building forms, and providing visual interest on all sides of the building with varied materials and
window forms.
As discussed in Table 5 above, the project proposes to satisfy a portion of its requirement to provide
parking spaces off-site through participation in the Village Parking In-Lieu Fee Program. The fees collected
from the Village Parking In-Lieu Fee Program are deposited into an earmarked, interest- bearing fund to
be used for construction of new, or maintenance of existing, public parking facilities within the Village
Area. For the purposes of determining participation in the program, the Village has been divided into two
(2) parking zones (i.e., Zone 1 and Zone 2). The subject property is located within Zone 1, which allows
developers/property owners to make an in-lieu fee payment for up to 100 percent of the on-site parking
requirement for proposed new development, conversion and/or intensifications of use if the property is
located within 600 feet of an existing public parking facility. Pursuant to Figure 17 of the Village Master
Plan, several public parking lots are located within 600 feet of the property.
The project applicant is requesting participation in the Village Parking In-Lieu Fee Program for 17 parking
spaces or 57 percent of the total required parking for the project. As a condition of project approval, the
applicant shall be required to enter into an agreement to pay the parking in-lieu fee prior to the issuance
of building permits for the project. The current fee is $11,240 per required parking space to be provided
off-site. In order to participate in the Village Parking In-Lieu Fee Program the following findings must be
made by the appropriate decision-making authority:
1. The proposed project is consistent with the goals and objectives of the Village Master Plan and
Design Manual;
2. The proposed use is consistent with the land use district in which the property is located;
3. Adequate parking is available within the Village to accommodate the project’s parking demands;
and
4. The In-Lieu Fee Program has not been suspended or terminated by the City Council.
Justification for the above referenced findings is as follows:
1. The project is consistent with Village Review Master Plan and Design Manual in that the project assists
in satisfying the goals and objectives through the following actions 1) the mixed-use project stimulates
property improvements and new development in the Village by constructing a new permitted mixed-
use building in an area with a mix of dated buildings and increasing the intensity of development
within the Village; 2) it establishes Carlsbad Village as a quality shopping, working and living
environment by providing new employment opportunities; increasing the number, quality, diversity
and affordability of housing units within the Village; and reinforcing pedestrian retail continuity within
the Village commercial areas; and 3) improves the physical appearance of the Village Area by
developing the northwest corner of Carlsbad Village Drive and State Street with a new building that
adheres to the land use regulations and design guidelines set forth for the area;
2. The proposed use is consistent with the goals and objectives set forth for Land Use District 1 of the
Village Master Plan and Design Manual in that the mixed-use development not only provides mutually
supportive uses in the form of residential, professional office and commercial retail uses along
Carlsbad Village Drive and State Street, but reinforces the pedestrian orientation desired for the
downtown area by providing new residents and employees an opportunity to walk to local shopping,
dining, recreation, and mass transit functions; furthermore, its close proximity to existing bus routes
RP 16-13/CDP 16-35 (DEV16040) – CARLSBAD VILLAGE CENTER
December 6, 2017
Page 10
and mass transit help to further the goal of providing new economic and residential development
near transportation corridors; and lastly, it will contribute to the revitalization of the Village area in
the form of a new building in the core of the Village with new commercial lease space, new
employment opportunities and new consumers;
3. Adequate parking is available within the Village to accommodate the project's parking demands.
Based on the most recent parking study (May and July 2017, weekday/weekend), the average
occupancy for all public parking lots is 51.1 percent. The single highest measurement of occupancy
was on a weekday afternoon in May 2017, wherein the occupancy rate was 70 percent. This utilization
ratio allows for continued implementation of the parking in-lieu fee program because it is less than
the 85 percent threshold for maximum utilization set by the City Council; and
4. The In-Lieu Fee Program has not been suspended or terminated by the City Council.
Based on these findings, it is staff’s recommendation that the proposed project warrants granting
participation in the Parking In-Lieu Fee Program for a maximum of 17 parking spaces. If the City Council
grants participation in the Parking In-Lieu Fee Program, the project will satisfy its parking requirement as
set forth in the Village Master Plan and Design Manual.
C. Coastal Development Regulations for the Village Segment of the Local Coastal Program (CMC
Chapter 21.81 and Village Master Plan and Design Manual)
The site for the proposed project is located within the Village Segment of the Coastal Zone. Consistency
with the Village Local Coastal Program is required for this project. The Village Master Plan and Design
Manual function as the Local Coastal Program for the Village area. Therefore, as long as the project is
consistent with the Village Master Plan and Design Manual, the project is consistent with the Local Coastal
Program. Staff finds the proposed project, as discussed in the prior section and in Planning Commission
Resolution No. 7276, to be consistent with the Village Master Plan and Design Manual and, therefore, the
Local Coastal Program.
D. Inclusionary Housing Ordinance
Pursuant to CMC Chapter 21.85, for all residential development less than seven (7) units, the inclusionary
housing requirement may be satisfied through the payment of an inclusionary housing in-lieu fee. The
proposal to construct five (5) residential apartment units is conditioned to pay the applicable housing in-
lieu fee for five (5) units prior to issuance of the building permit.
E. Growth Management Ordinance (CMC Chapter 21.90), Local Facilities Management Zone 1
The proposed project is located within Local Facilities Management Zone 1 in the northwest quadrant of
the city. The impacts on public facilities created by the project, and its compliance with the adopted
performance standards, are summarized in Table 6 below.
TABLE 6 – GROWTH MANAGEMENT COMPLIANCE
STANDARD IMPACTS COMPLIANCE
City Administration 17.38 sq. ft. Yes
Library 9.27 sq. ft. Yes
Waste Water Treatment 5 EDUs Yes
Parks .03 acres Yes
RP 16-13/CDP 16-35 (DEV16040) – CARLSBAD VILLAGE CENTER
December 6, 2017
Page 11
Drainage Basin A (alley):
0.23 CFS
Basin B (Carlsbad Village Drive/State Street):
0.66 CFS
Yes
Circulation 236 ADT Yes
Fire Station 1 Yes
Open Space N/A N/A
Schools Carlsbad (E: 0.85, M: 0.42, H: 0.37) Yes
Sewer Collection System 1,870 GPD Yes
Water 2,698 GPD Yes
Properties located within the boundaries of the Village Master Plan do not have a Growth Management
Control Point or an allocation for dwelling units. Therefore, as five (5) units are proposed, a total of five
(5) dwelling units are proposed to be deducted from the city’s Excess Dwelling Unit Bank (EDUB). Pursuant
to Planning Commission Resolution No. 7276, the allocation from the EDUB can be supported.
IV. ENVIRONMENTAL REVIEW
The project qualifies as a CEQA Guidelines Section 15332 (In-Fill Development Project) Class 32 Categorical
Exemption. The project is consistent with the Village Master Plan as well as the General Plan, the project
site is within the city limits, is less than 5 acres in size, and is surrounded by urban uses; there is no
evidence that the site has value as habitat for endangered, rare, or threatened species; approval of the
project will not result in significant effects relating to traffic, noise, air quality, or water quality; and the
site can be adequately served by all required utilities and public services. The project is exempt from
further environmental documentation pursuant to Section 15332 of the State CEQA guidelines. A Notice
of Exemption will be filed by the City Planner upon final project approval.
Pursuant to a Greenhouse Gas Analysis prepared for the proposed project (Birdseye Planning Group, May
2017), the annual emissions generated by the proposed project would total 243 MTCO2e. Therefore, the
project is not subject to Climate Action Plan measures as the project does not exceed the 900 MTCO2e
screening threshold.
ATTACHMENTS:
1. Planning Commission Resolution No. 7276
2. Location Map
3. Disclosure Statement
4. Reduced Exhibits
5. Full Size Exhibits “A” – “S” dated December 6, 2017
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CARLSBAD VILLAGE DRT
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YGRAND AVOAK AV ALLEYR
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RP 16-13 / CDP 16-35
Carlsbad Village Center
SITE MAP
SITE
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A L G A R DCARLSBAD
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ATTACHMENT 2
ATTACHMENT 3
APPROVEDTHIS IS THE APPROVED TENTATIVE MAP/SITEPLAN FOR PROJECT NO. PER CONDITIONPLANNING DIVISION DATE ENGINEERING DIVISION DATENO. OF PLANNING COMMISSIONRESOLUTION NO.
APPROVED
THIS IS THE APPROVED TENTATIVE MAP/SITE
PLAN FOR PROJECT NO. PER CONDITION
PLANNING DIVISION DATE ENGINEERING DIVISION DATE
NO. OF PLANNING COMMISSION
RESOLUTION NO.
N55° 58' 07.61"E
99.963
S34° 01' 51.97"E75.098N34° 01' 39.36"W75.099S55° 58' 05.66"W
99.968
IL-3CONCEPTUALWATERCONSERVATIONPLANCarlsbad Village CenterLandscape Concept Plan for:Ground FloorSecond StoryI
( 12/06/2017
Stepping back the fa~ade to allow light at street level
Use of brick to reference historical structures
First floor awnings match storefront context
Items which work well within the neighborhood context
Are the hip roof pediments on the fa~ade needed?
Consider making a 90 degree corner (not 45 degrees)
. I
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Community character questions
1
Consider aligning the
second floor (not
stepping back the first
floor) on State Street to
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Does this take away the public alley]
· Community character questions
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Relocating the historic Santa F~~:!~; I
allows visitor center visibility, adds to
defining the urban alley entry and I
enlivens the connection to transit. l
Impact on the State Street and Carlsbad Village Drive neighborhood
12/06/2017
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