HomeMy WebLinkAboutSDP 2022-0003; FPC RESIDENTIAL - SB 330; PUBLIC OUTREACH REPORT; 2022-10-06
October 6, 2022
City of Carlsbad Planning Division
1635 Faraday Avenue Carlsbad, CA 92008 ATTN: Jason Goff SUBJECT: Enhanced Stakeholder Outreach Report for the FPC Residential Project No. SDP 2022-0003/ CDP 2022-0023 (DEV2022-0048)
Dear Jason, H.G. Fenton and its consulting team Intesa Communication Group conducted an Enhanced Stakeholder Outreach Program for the FPC Residential on Ponto Road (SDP
2022-0003/ CDP 2022-0023) in conformance with Carlsbad Council Policy No. 84,
Development Project Public Involvement Policy. The outreach program included the following: Initial Project Notification
• In accordance with City guidelines, an initial notice of project application (Exhibit 1) was mailed to all property owners within 600 feet of the project site and all occupants within 100 feet within 30 days of project application. This includes the HOAs of San Pacifico and Hanover Beach Colony who shared the notice with
their entire communities which exceeded the 600ft requirement. In addition, a 2x3 ft sign was posted on the project site with the project application information. In person community meeting • One Community Outreach Meeting was held for the project onsite on
Saturday, June 25th at 10a. Twenty-six neighbors and other stakeholders attended the meeting and signed-in on the project sign-in sheet (see Exhibit 3). After an introduction by John La Raia of H.G. Fenton, community members were encouraged to visit each of the four stations (Architecture, Property Management, Site Plan/Open Space, Traffic/Parking/Mobility) set up
by the development team and ask questions. Residents were asked to write down their questions on comment cards so the cards could be included, however no residents chose to write down any questions or comments. Attached are a compilation of questions that were received verbally during the outreach meeting(Exhibit 4).
Virtual Community meeting • In addition to the in person community meeting, the same notice offered a virtual meeting option on June 30th at 6pm. Of the twelve community
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members registered, only three attended the meeting. A slide presentation was given by Ryley Webb of H.G. Fenton and the Fenton team of technical consultants was available for questions. One question was asked about what
the rent would be. The team answered that rents had not yet been
determined for the project. Door knocking
• On May 12, 2022 representatives from Fenton and Intesa knocked on doors
of the neighbors located immediately across Ponto Rd. The neighbor engagement was overwhelmingly positive. If residents did not answer, a flyer was left behind at each door with contact information for the project team should the neighbors have any questions. (Exhibit 5).
• On September 22, 2022 the Intesa team walked Ponto Rd again to engage
with neighbors but no questions or interactions arose. Individual and interest group meetings • The project team also had numerous meetings and phone calls with Lance
Schulte both as an individual and with representatives of People for Ponto.
Meetings occurred in person and onsite on March 7, 2022, May 10, 2022, and May 12, 2022. Additional phone calls and emails have occurred through the last several months. • The project team spoke with Bill Canepa, owner of the Cape Rey Hotel and
Resort on May 6, 2022
• The project team met with Councilmember Teresa Acosta onsite on March 25, 2022. • The Fenton team also held two focus group meetings that included Carlsbad residents to talk about desired amenities and design of the project on June
15, 2022 and August 11, 2022.
• ** Of note, as a result of the Ponto for People meeting on May 10th that included San Pacifico HOA leaders, the project team followed up numerous times to request a presentation to the San Pacifico Homeowners Association, but requests were never responded to.
Additional communications • The project team received multiple emails from a nearby neighbor regarding the following issues: o vagrancy on the site
o Power onsite
o Site development questions (Exhibit 6)
o Railroad tracks The team responded expeditiously and remedied each concern as they were raised.
• The team also received an email from resident on June 9, 2022 regarding her
desire to have no buildings between San Pacifico and the beach. John La Raia responded and offered to meet but never got a response.
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• **Email communication is available upon request. • Call from resident on June 2, 2022 regarding opposition to the project. After talking to Ryley Webb, it seemed apparent that the complaint was about
potential development of adjacent parcel.
In addition to the above outreach, the project team also anticipated additional outreach to local employers, industry groups, adjacent neighbors, and any other interested individual or group that has interest in the project.
Sincerely,
Ryley Webb Project Manager, H.G. Fenton Exhibits: 1. Notice of Project Application
2. Community Meeting Notice
3. Stakeholder Sign in Sheets and images 4. Community Meeting questions and answers 5. Neighbor door knocker flyer 6. Neighbor questions and answers
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EXHIBIT 1
Notice of Project Application
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H.G. Fenton Property Company 7577 Mission Valley Road San Diego CA 92108 May 2, 2022 SUBJECT: Notice of Application: SDP 2022-0003/CDP 2022-0023– FPC Residential
Dear Neighbors and Interested Stakeholders: Per City Council Policy No. 84, this is to inform you that H.G. Fenton Company has submitted the following development application to the City of Carlsbad: PROJECT NUMBER: SDP 2022-0003/CDP 2022-0023
PROJECT NAME: FPC Residential
PROJECT ADDRESS: 7290 Ponto Dr
ASSESSOR PARCEL NO: 214-160-25-00; 214-160-28-00; 214-171-11-00
DATE OF APPLICATION: April 7, 2022
PROJECT DESCRIPTION: Site Development Permit and Coastal Development Permit to demolish an existing 4.64-acre self-storage facility and junkyard to construct 86townhome style apartments. The mix of units consists of eight two-bedroom units, 40 three-bedroom units, and 38 four-bedroom units. The project includes a Density Bonus request which
will set aside 15% of the units as affordable to low-income households which would allow for up to 19.125 dwelling units per acre, or a total of 86 units. The project will include 191 parking spaces onsite with a two-car garage per unit and 19 guest parking spaces. See attached site plan and building elevations.
APPLICANT NAME: Ryley Webb H.G. Fenton Property Company
7577 Mission Valley Rd, San Diego, CA 92108 (619) 400-0120 rwebb@hgfenton.com
CITY PROJECT PLANNER: Jessica Evans, Associate Planner (442) 339-2631 jessica.evans@carlsbadca.gov
If you would like more information or would like to provide input on the project, please do not hesitate to contact me at the phone number or email address above. The project is currently under review by the City and your input is
welcome. A decision to approve or deny this application will be made by the City at a future public hearing and you will be notified of the hearing in advance. Sincerely,
Ryley Webb H.G. Fenton Property Company
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EXHIBIT 2
Community Meetings Notice
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EXHIBIT 3
Stakeholder Sign in Sheets and Meeting Images
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Registration Report
Report Generated: 7/1/2022
9:08
Topic Webinar ID Scheduled Time Duration
(minutes) # Registered #
Cancelled #
Approved #
Denied
FPC Residential Informational
Meeting 988 3043
0352 6/30/2022 18:00 240 12 0 12 0
Attendee Details
First Name Last Name Email Registration
Time Approval
Status
Sina Hajhassan sina@intesacom.com 6/2/2022 10:27 approved
Oscar Arjona osarjona@gmail.com 6/7/2022 9:01 approved
lance schulte meyers-schulte@sbcglobal.net 6/8/2022 6:55 approved
Mark Matthess Matthess@pacificinland.net 6/20/2022
13:16 approved
Elissa Stone Stoneproperties7087@gmail.com 6/20/2022
16:34 approved
Vipul Pabari sejalandvipul@yahoo.com 6/27/2022 9:59 approved
Ryan Martin ryanmartin@hunsakersd.com 6/29/2022 9:04 approved
Jan Fawcett jan@thefawcettgroup.com 6/30/2022
11:34 approved
Alex Winborn awinborn@hgfenton.com 6/30/2022
13:50 approved
Carol Campagna Carolcampagna12@gmail.com 6/30/2022
14:41 approved
Roman Lopez lopez@llgengineers.com 6/30/2022
17:56 approved
Alan Scales ascales@ktgy.com 6/30/2022
17:58 approved
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EXHIBIT 4
Community Meeting Questions and Answers
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June 25, 2022 Community Meeting questions and answers
1. How many units will the project contain?
o There are 86 total units consisting of eight 2-Bedroom, 26 3-Bedroom, and 38 4-
Bedroom
2. How tall are the units?
o All units are proposed to be below the 35’ height limit required by the zone.
3. Are you keeping the wall on the Western edge of the property?
o All of the current walls on the property will be demoed. A new 6’ tall soundwall
consisting of brick and glass will be constructed on the eastern edge of the property.
4. Will the existing homes be able to connect to the sewer?
o The proposed sewer for the project would not allow for the existing homes to be
removed from septic.
5. How many people per unit?
o We abide by federal law which limits occupancy to 2 per bedroom plus 1.
6. How many bedrooms?
o There is a mix of two, three, and four bedroom units
7. Is the project for rent or for sale
o The project is proposed to be a for-rent project
8. Will the community be gated?
o Plans for the community do not currently include a gate.
9. Will there be parking on Ponto Road?
o The project proposes to widen Ponto Road and will provide additional parking along
Ponto Road.
10. Can you connect the frontage street to Carlsbad Blvd?
o The frontage road is outside the scope of the projects improvements.
11. How long will construction take?
o Construction is anticipated to take up to 18 months.
12. What amenities are part of the project?
o The project proposes a variety of amenities including a dog park, tot lot, and pickleball
court. There will also be a barbeque area for residents
13. How will you handle guest parking?
o There are 19 guest parking spaces. We have utilized a variety of methods at our other
communities to ensure that guest parking is available to residents.
14. How are you addressing the railroad?
o A sound wall will be constructed along the eastern edge of the property.
15. How will residents travel to the site?
o Residents can arrive to the site from Avenida Encinas to the South or from Poinsettia
and Carlsbad Blvd to the north. The project entrance is located in the center of the
project along the western frontage.
16. Will the project be Section 8?
o The project is not specifically designated as a Section 8 project. All communities are
required to abide by state regulations regarding Section 8.
17. How much will rent be?
o Rent has not been set at this time
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18. What other properties do you manage?
o We manage Sea Gate in Carlsbad. We also manage a variety of other communities
throughout San Diego County
19. Will there be an onsite manager?
o Day to day operations have not been decided yet. We have experience managing
properties with both on-site managers and off-site managers.
20. Are you planning a secondary access?
o The project currently has a second access point that will be used only for fire access at
this time.
21. How much traffic will this generate?
o The project will generate less traffic than was approved in the Ponto Beachfront Village
Vision Plan.
22. Do you own the property to the south?
o No, we do not own the property to the south. (**Since this question was raised, an
Limited Liability Company (LLC) that H.G. Fenton has an interest in purchased the parcel
to the South through a public auction in September of 2022. There are no current
development plans for the site)
23. How are you satisfying the park requirement?
o We will be paying the City of Carlsbad park fee. In addition, over 30% of the site is a
combination of private and common open space.
24. What type of fence/wall do you plan along the tracks?
o The wall will consist of brick at the bottom and glass at the top.
25. Will neighbors still have access to the walkway along the north side of the parking garage.
o The walkway is not on the project property. No plans are in place to remove the
walkway or block access to the walkway.
26. Do you plan to bury the wires that surround this area?
o We plan to bury the wires that serve the project site.
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EXHIBIT 5
Doorknock Flyer
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Doorknock flyer
May 10, 2022
Hi Neighbor,
My name is Maddy Kilkenny and I work with the team developing the storage
facility across the street. I’d love to connect and understand any questions or
concerns you might have.
My contact info is below.
Maddy Kilkenny
maddy@intesacom.com
(619) 838-7662
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EXHIBIT 6
Neighbor Questions and Answers
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Neighbor questions and answers (via email May 9, 2022)
Hi (name withheld),
My name is Maddy Kilkenny and I work with Ryley Webb and the team at HG Fenton. Ryley forwarded
your email and some responses to your questions below in green. I’d be happy to set up a follow up
Zoom or meeting. My role on the team is to be a liaison with the community so I also wanted to make
sure that you have my contact information which is in my signature below. I look forward to working
with you and your neighbors:
1-what type of fence/wall do you plan along the tracks. My concern is noise from the train being
bounced in our direction increasing the volume. You do realize that NCT drive their trucks there to go
towards Poinsettia station.
The wall is a brick and glass sound wall as required by the City. We spoke with our acoustical engineer
regarding your question and he confirmed that a small percentage would be reflected back. When
asked to qualify that small percentage he informed us that the change in volume would likely be less
than a decibel (in other words not perceptible to the human ear). For all practical purposes, you
wouldn’t hear any difference.
2-There is a walkway along the north side of the parking garage that is used by walkers. We cross the
tracks and walk through there towards Cape Rey to cross Coast Hwy. So if you fence in your
neighborhood we need that access.
Your access to the parking garage on the north side will not be blocked. The edge of our property is
about halfway up the side of the parking garage.
3- The green triangle open space will be what? Will it block our path?
That green triangle is currently envisioned to be a dog park and pickle ball court. It will not block the
path.
4-Will the entry from Ponto Road be gated? If not, your guest parking will become surfer/beach parking
so how will you control it for your residents?
The entry from Ponto Road is not currently planned to be gated. We have a lot of experience managing
communities in parking impacted areas. There are a variety of parking management solutions we can
and will utilize to ensure our customer’s guests have access to those spots. Our residents consider those
guest spots to be highly valuable, so they will want to make sure they are managed for the community,
not for the surfer/beach parking. That having been said, we are open to hearing from you and other
residents about the management of the guest parking spaces. Parking at Ponto is certainly at a
premium so we understand your concern.
5-Are these apartments to rent or own?
The housing is designed to for-sale standards, but is being submitted as a for-rent housing option for
future Carlsbad residents.
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6-Do you plan to bury the wires that surround this area? Ponto Drive will have to be paved. The lot
currently fenced that this faces is a space of much activity, that is why it is fenced. We get some police
patrol but will need it more when there are more people living here.
We plan to bury the wires that are located on the project site. We will also be doing improvements to
Ponto Drive including sidewalks.
We all know development is inevitable. This is an area of “beach people” who enjoy being outside and
peaceful. I hope this doesn’t change.
Thank you for this comment. I (Maddy) also live in Carlsbad and my husband grew up here. We have
every interest in building a project that suits the community. We believe our future customers will be
attracted to this area for the exact reasons you stated and for what Carlsbad has to offer. We have
designed a housing option that lives like a for-sale product, but is available to those that may not have
the down payment to buy something in Carlsbad. I’d love to set up a Zoom or an in person meeting
with the development team if you have additional comments or questions.
Maddy Kilkenny
Partner, Intesa Communications Group
maddy@intesacom.com
c. (619) 838-7662