Dec. 2, 2025
Item #6 Page 161 of 172
Docusign Envelope ID: 6E8492A2-BED0-4541-926B-F062F9B0B53B
53. The “Description” subsection of Green Valley Master Plan Section VI.C is amended to read as follows:
C. PLANNING AREA 2 – RETAIL CENTER AND MULTIFAMILY RESIDENTIAL Description
This planning area consists of a commercial area (approximately 18.3 -acres) located south and east of Calle Barcelona, and a residential area (approximately 4 acres) located West of Calle Barcelona. The planning area extends from the residential area on the north to the southerly property line. The area is the site of a retail center (see Figure IV-11). Major uses in the retail center are typical of community retail. Condominiums and apartments are typical uses in the residential area.
54. The “Development Standards” subsection introduction in Green Valley Master Plan Section VI.C is amended to read as follows:
Development Standards
The development standards in this section apply only to the commercial area designated Regional Commercial (R).
Commercial development within the area designated Regional Commercial (R) shall be subject to all applicable development standards in the Carl sbad Municipal Code (CMC), including Chapter 21.28 (C -2), except as modified below. Development is subject to the approval of a Site Development Plan.
Residential development within the area designated R-23 (Residential 19-23 du/ac) shall be subject to all applicable development standards in the CMC, including Chapter 21.24 (RD -M), except for building setbacks from Calle Barcelona, as specified below. De velopment is subject to approval of a site development plan (apartments) or a planned development permit (condominiums).
55. The “Zoning” and “General Plan” subsections of Green Valley Master Plan Section VI.C is amended to read as follows:
Zoning: C-2, RD-M and OS
General Plan: R, R-23, and OS
Included in LCPA
Included in LCPA
Included in LCPA
California Coastal Commission
LCP-6-CAR-24-0013-1
Exhibit 7
Dec. 2, 2025
Item #6 Page 162 of 172
Docusign Envelope ID: 6E8492A2-BED0-4541-926B-F062F9B0B53B
56. Green Valley Master Plan Figure VI-11 is amended to read as follows:
2. Figure VI-11 is amended as follows:
Included in LCPA
California Coastal Commission
LCP-6-CAR-24-0013-1
Exhibit 7
Dec. 2, 2025
Item #6 Page 163 of 172
Docusign Envelope ID: 6E8492A2-BED0-4541-926B-F062F9B0B53B
57. The following subsection headers in Green Valley Master Plan Section VI.C are amended to read as follows:
Use Allocation (commercial area)
Permitted Uses (commercial area)
Building Height (commercial area)
Lot Coverage (commercial area)
Setbacks (commercial area)
Parking (commercial area)
Architecture (commercial area)
Vehicular Circulation (commercial area)
Pedestrian/Bicycle Circulation (commercial area)
58. The “Setbacks” subsection of Green Valley Master Plan Section VI.C is amended to add the following:
Setbacks (residential area)
1. A minimum setback of 35 feet shall be maintain ed from Calle Barcelona.
This setback is applicable to all structures and all fences or walls greater than 42 inches in height.
2. Refer to Carlsbad Municipal Code Title 21 for all other setback requirements.
59. The “Description” subsection of Green Valley Master Plan Section VI.D is amended to read as follows:
Description
This 55.8-acre (approximately) planning area is located between Planning Areas 1 and 4 and north of Planning Area 2. Planning Area 3 is intended for single-family detached and attached residential units (Figure Vl-12).
Based on the General Plan residential density range for R -15 (11.5 – 15 du/ac) the planning area may potentially be developed with up to 400 single-family residential units, exclusive of any future density bonus under state law and/or Chapter 21.86 of the Carlsbad Municipal Code of which 15% shall be "Affordable" to lower income households. If approved through an affordable Housing Agreement, an alternative to construction of the affordable residential units on site is participation in an off site combined affordable housing project located in the Southwest Quadrant of the City of Carlsbad.
Included in LCPA
Included in LCPA
Included in LCPA
California Coastal Commission
LCP-6-CAR-24-0013-1
Exhibit 7
Dec. 2, 2025
Item #6 Page 164 of 172
Docusign Envelope ID: 6E8492A2-BED0-4541-926B-F062F9B0B53B
60. The “General Plan” subsection of Green Valley Master Plan Section VI.D is amended to read as follows:
General Plan: R-15
61. The “Use Allocation” subsection of Green Valley Master Plan Section VI.D is amended to read as follows:
Use Allocation
Based on the General Plan residential density range for R -15 (11.5 – 15 du/ac) the area may be developed with 400 single -family dwelling units, exclusive of any future density bonus under state law and/or Chapter 21 .86 of the Carlsbad Municipal Code. A minimum of 15 % of the approved number of units shall be "affordable" (CMC Chapter 21.85). The actual number of units achieved will be determined during project review.
62. The “General Plan” subsection of Green Valley Master Plan Section VI.E is amended to read as follows:
General Plan: OS
63. The “General Plan” subsection of Green Valley Master Plan Section VI.F is amended to read as follows:
General Plan: OS
64. North County Plaza Specific Plan Section I is amended to read as follows:
I. GENERAL PLAN AND ZONING REGULATIONS
The site is designated in the Land use Element of the Carlsbad General Plan as R/R-40/OS (Regional Commercial/Residential (37.5 – 40 du/ac)/Open Space). The property is zoned C-2/RD-M/O-S (General Commercial/Residential Density-Multiple/Open Space).
65. North County Plaza Specific Plan Section II is amended to read as follows:
II. GENERAL DEVELOPMENT CONCEPT
The Specific Plan area will be a comprehensively planned regionally oriented commercial, office, and residential development. The area will feature extensive landscaping, including street side berming, sign controls, and quality development standards.
Included in LCPA
Included in LCPA
Included in LCPA
Included in LCPA
Included in LCPA
Included in LCPA
California Coastal Commission
LCP-6-CAR-24-0013-1
Exhibit 7
Dec. 2, 2025
Item #6 Page 165 of 172
Docusign Envelope ID: 6E8492A2-BED0-4541-926B-F062F9B0B53B
66. North County Plaza Specific Plan Section IV is amended to read as follows:
IV. PERMITTED USES
A. This Specific Plan determines land use for the site and serves to implement the combination General Plan designation of R/R-40/OS and the zoning classification of C-2/RD-M/O-S. The site may develop with a mix of commercial and residential uses or solely with residential uses (unlike other sites with combination designations in which a project can develop at any of designations, residential is mandatory to enable Housing Element programs to be met). In either case, any residential development shall feature a minimum 240 residential units at a minimum density of 37.5 dwelling units per acre to meet Housing Element objectives. If development proposes a mix of uses, the location of the commercial and residential uses/land use designations shall be determined through review and approval of a Site Development Plan.
B. Uses within the area zoned O-S shall be consistent with uses allowed in the O-S Zone (Carlsbad Municipal Code Chapter 21.33), or as otherwise restricted.
C. Residential uses.
(1) Residential uses shall be consistent with the uses allowed in the RD-M zone (Carlsbad Municipal Code Chapter 21.24).
(2) If the site is developed with a mix of commercial and residential:
a. Minimum density (37.5 du/ac) shall be calculated based on 25 percent or greater of the net developable acres as necessary to achieve a minimum 240 dwelling units. b. Maximum density (40 du/ac) shall be calculated based on the total net developable acres. (3) If the site is developed solely as residential, the minimum density (37.5 du/ac) and maximum density (40 du/ac) shall be calculated based on total net developable acres of the site.
D. Commercial uses - permitted.
The following uses, only, shall be permitted without further action by the Planning Commission:
(1) Accountants
(2) Addressing, secretarial and telephone answering services (3) Antique shops
(4) Art stores and art galleries
(5) Attorneys
(6) Bakeries or confectioneries
(7) Barbershops or beauty parlors
(8) Bicycle shops
(9) Blueprinting, photocopying, duplicating and mimeographing services (10) Book and stationery stores
(11) Business machine and computer sales display and service (12) Card shops
(13) Cheese shops
(14) Clock shops
(15) Curtain and drapery shops
(16) Cutlery shops
Included in LCPA
California Coastal Commission
LCP-6-CAR-24-0013-1
Exhibit 7
Dec. 2, 2025
Item #6 Page 166 of 172
Docusign Envelope ID: 6E8492A2-BED0-4541-926B-F062F9B0B53B (17) Delicatessen stores
(18) Department stores
(19) Dinner theaters
(20) Doctors, dentists, optometrists, ophthalmologists, chiropractors, and others practicing the healing arts for human beings and related uses such as oculists, pharmacies (prescription only) (21) Donut shops
(22) Dressmaking or millinery shops
(23) Drugstores
(24) Dry cleaning and laundry agencies
(25) Dry goods or notion stores
(26) Electronic data processing, tabulating and record keeping services (27) Employment agencies
(28) Engineers, architects, and planners
(29) Financial Institutions, including banks, savings & loans, mortgage companies and finance companies
(30) Florists
(31) Furniture stores
(32) Gift shops
(33) Health clubs or exercise salons
(34) Health or specialty food stores
(35) Hobby shops
(36) Home appliance stores
(37) Ice cream and yogurt
(38) Indoor plant sales and service facilities
(39) Interior designers or decorators
(40) Jewelry stores
(41) Kitchen supplies or culinary accessories
(42) Leather goods and luggage shops
(43) Light fixtures and accessories
(44) Lock and key shops
(45) Medical appliance sales
(46) Modeling schools
(47) Music stores
(48) Nurseries - plant
(49) Offices
(50) Paint and wallpaper specialty stores
(51) Pet shops
(52) Photographic equipment
(53) Photographic studios and retail outlets
(54) Picture frames
(55) Pool and patio supplies
(56) Pottery shops
(57) Realtors
(58) Record and tape stores
(59) Restaurants, tea rooms or cafes (including dancing or entertainment and on-sale liquor) (60) Roller skating or ice-skating rinks
(61) Rug and carpet stores
California Coastal Commission
LCP-6-CAR-24-0013-1
Exhibit 7
Dec. 2, 2025
Item #6 Page 167 of 172
Docusign Envelope ID: 6E8492A2-BED0-4541-926B-F062F9B0B53B (62) Shoe stores or repair shops
(63) Sporting goods
(64) Stereo stores
(65) Stock brokerage firms
(66) Studios for teaching of art, dancing, and music
(67) Tailors, clothing or wearing apparel shops
(68) Telephone sales
(69) Theaters - indoor
(70) Toy stores
(71) Travel bureaus
(72) Variety stores
(73) Wine specialty shops (including Liquor Boutiques)
(74) Other uses determined to be similar in character, accessory to or compatible by the Land Use Planning Manager
E. Commercial Uses – conditionally permitted.
Subject to the provisions of Chapter 21.42, the following uses and structures are permitted by Conditional Use Permit. In addition to the findings required by Chapter 21.42, in order to approve a Conditional Use Permit, it must be found that the use, as proposed, will not adversely affect the viability of use of the area as a commercial district or, if developed as such, as a mix of commercial and residential uses, or adversely affect nearby uses of traffic movements. (1) Bars, cocktail lounges and other licensed (on sale) liquor dispensing operations not meeting the definition of a bona fide eating establishment, subject to the following conditions:
(A) An opening shall be provided through which an unobstructed view of the interior of the premises can be obtained from the street upon which business fronts.
(B) Parking shall be provided at the rate of not less than one space per fifty square feet of gross floor area.
(C) Surrounding grounds, including parking areas, shall be maintained in a neat and orderly condition at all times.
(D) Any structure housing such operation shall meet all applicable code provisions prior to occupancy.
(E) Licensee or agent shall not permit open containers of alcoholic liquor to be taken from the premises.
(F) No licensed liquor dispensing operation shall be located within five hundred feet of any other licensed liquor dispensing operation not meeting the definition of a bona fide eating establishment.
(2) Drive through facilities for financial institutions only.
California Coastal Commission
LCP-6-CAR-24-0013-1
Exhibit 7
Dec. 2, 2025
Item #6 Page 168 of 172
Docusign Envelope ID: 6E8492A2-BED0-4541-926B-F062F9B0B53B
67. The first paragraph of North County Plaza Specific Plan Section V is amended to read as follows:
The intent of this section is to provide the maximum opportunity for creative site planning and building design, while ensuring consistency with a high-quality commercial and residential development. There will be a pleasing variety of setbacks and separations between buildings, with a visual continuity provided by common landscape treatment.
68. North County Plaza Specific Plan Section V.A. (1) a) is amended to read as follows:
a) Marron Road, east of frontage midpoint between Monroe Street entrance and Jefferson Street entrance. All one-story buildings shall maintain a 20-foot minimum setback. Multi-story buildings shall maintain a 30-foot minimum setback. Setbacks for adjacent buildings will be varied 5 foot minimum to create more interest along the street. Parking areas and drives shall maintain a minimum 15-foot setback.
69. North County Plaza Specific Plan Section V.D is amended to read as follows:
D. Building Height: The maximum building height shall be 45 feet.
70. North County Plaza Specific Plan Section V.E is amended to read as follows:
E. Parking: Off-street parking shall be provided to accommodate all parking needs of the project. (1) Commercial parking shall be provided at a ratio of 4.7 spaces per 1,000 square feet of gross building area. A maximum of twenty (20) percent of the required parking will be provided by compact car spaces.
(2) Residential parking shall be provided as required by Carlsbad Municipal Code Title 21.
71. North County Plaza Specific Plan Section V.H is amended to read as follows:
H. Signs: Prior to the issuance of any building permits for this site, a detailed comprehensive sign program for the entire site shall be submitted to and approved by the Land Use Planning Manager.
Residential signs shall be consistent with residential signage allowed by Carlsbad Municipal Code. All commercial signs will be internally illuminated and will encourage design creativity. In addition, the following commercial sign standards shall apply to this site:
(2) The following methods of center identification may be used:
(a) One freestanding sign for the specific plan area. This sign may identify up to four tenants, and: is to be located on the creekside portion of the project. It shall be located within reasonable proximity to the main entrance to the site at Jefferson Street and Marron Road and shall not exceed 20 feet in height and 100 square feet in area. (b) One monument sign located within reasonable proximity to the Monroe Street entrance to the site. This sign shall be no greater than 3 feet in height and 15 feet in length.
Included in LCPA
Included in LCPA
Included in LCPA
Included in LCPA
Included in LCPA
California Coastal Commission
LCP-6-CAR-24-0013-1
Exhibit 7
Dec. 2, 2025
Item #6 Page 169 of 172
Docusign Envelope ID: 6E8492A2-BED0-4541-926B-F062F9B0B53B Commercial Wall Signs, Canopy Signs, Under-Canopy Signs: Building tenants shall be allowed wall signs, canopy signs or under-canopy signs, or a combination thereof, as will be indicated in the comprehensive sign program. For each building, the total maximum allowable area for these signs shall not exceed 1.5 square feet per lineal foot of building frontage. Building frontage shall be defined as the longest dimension of the building, regardless of street orientation. On buildings fronting on Marron Road, no more than 33% of this total area may face directly upon Marron Road.
72. North County Plaza Specific Plan Section V.N is added to read as follows (the subsections that follow shall be renumbered accordingly):
N. Affordable Housing:
Residential development (rental or for-sale) shall enter into an affordable housing agreement with the City of Carlsbad to provide a minimum of 20% of the total housing units on the site of the residential development as affordable to lower income households at 80% or below the San Diego County Area Median Income. This affordable housing requirement may also be satisfied by the following alternatives (at the sole discretion of the City of Carlsbad and following completion of an alternate public benefit analysis):
• At least 15% of the total housing units shall be affordable to low-income households and an additional 10% shall be affordable to moderate-income households; or • At least 15% of the total housing units shall be affordable to very low-income households.
73. North County Plaza Specific Plan Section VII is added to read as follows:
1. Section VII. is added as follows:
VI. Site Development Plan/Planned Development Permit
A. A site development plan, processed in accordance with Carlsbad Municipal Code Chapter
21.06, shall be required if the site is developed with:
1. A mix of commercial and residential uses (apartments or condominiums).
2. Solely with commercial uses
3. Solely with for rent housing (apartments).
B. A planned development permit, processed in accordance with Carlsbad Municipal Code Chapter 21.45, shall be required if the site is developed with:
1. A mix of commercial and residential uses (condominiums). A site development plan shall also be required.
2. Solely with for-sale housing (condominiums). No site development plan is required.
74. Westfield Carlsbad Specific Plan Section 1.1 is amended to read as follows:
Included in LCPA
Included in LCPA
Not a part of LCPA
California Coastal Commission
LCP-6-CAR-24-0013-1
Exhibit 7
Dec. 2, 2025
Item #6 Page 170 of 172
Docusign Envelope ID: 6E8492A2-BED0-4541-926B-F062F9B0B53B Revised 04/19
Exhibit 10
NOTICE OF EXEMPTION
To: Assessor/Recorder/County Clerk From: CITY OF CARLSBAD Attn: Fish and Wildlife Notices Planning Division
1600 Pacific Highway, Suite 260 1635 Faraday Avenue
San Diego CA 92101 Carlsbad, CA 92008
MS: A-33 (442) 339-2600
Subj
ect: Filing of this Notice of Exemption is in compliance with Section 21152b of the Public Resources Code (California Environmental Quality Act).
Pr
oject Number and Title: GPA 2022-0001/ZCA 2022-0004/ZC 2022-0001/AMEND 2023-0010/LCPA 2022- 0015 – Coastal Commission Suggested Modifications to the Housing Element Rezone Program Pr
oject Location - Specific: Citywide
Pr
oject Location - City: Carlsbad Project Location - County: San Diego De
scription of Project: To approve the California Coastal Commission’s suggested modifications to the Housing Element Rezone Program and correct mapping errors for specific sites of the Rezone Program.
Na
me of Public Agency Approving Project: City of Carlsbad Nam
e of Person or Agency Carrying Out Project: City of Carlsbad Na
me of Applicant: City of Carlsbad Planning Division
Appl
icant’s Address: 1635 Faraday Avenue, Carlsbad, CA 92008 Appl
icant’s Telephone Number: (442) 339-2600
Na
me of Applicant/Identity of person undertaking the project (if different from the applicant above) :
N/A
Exe
mpt Status:
Statutory Exemptions - S tate code number: 15265
Common Sense Exemption: (Section 15061(b)(3))
Re
asons why project is exempt: The project is statutorily exempt from environmental review pursuant to CEQA Guidelines Section 15265, which states that 1) CEQA does not apply to the city’s activities and approvals necessary for the preparation and adoption of a local coastal program, and 2 ) the burden of CEQA compliance is shifted from the city to the Coastal Commission for certification of a local coastal program; it is also exempt pursuant to Section 15061(b)(3) of the CEQA Guidelines since there would be no possibility that the project’s minor map corrections would significantly effect the environment.
Le
ad Agency Contact Person: Scott Donnell Telephone: (442) 339-2618 ERIC LARDY, City Planner Date
Dat
e received for filing at OPR:
Dec. 2, 2025
Item #6 Page 171 of 172
Docusign Envelope ID: 6E8492A2-BED0-4541-926B-F062F9B0B53B
Revised 04/19
Exceptions to Exemptions
Carlsbad Municipal Code Section 19.04.070 C - Exceptions
Planning staff evaluated the potential exceptions to the use of a statutory exemption and common sense exemption for the proposed project in accordance with Carlsbad Municipal Code Section 19.4.070 C and determined that none apply as explained below:
Municipal Code Section 19.94.070 C states that even though a project may otherwise be eligible for an exemption, no exemption shall apply in the following two circumstances. As explained in the response below, planning staff determined that neither exception applies.
1. Grading and clearing activities affecting sensitive plant or animal habitats, which disturb, fragment or remove such areas as defined by either the California Endangered Species Act (Fish and Game Code Sections 2050 et seq.), or the Federal Endangered Species Act (16 U.S.C. Section 15131 et seq.); sensitive, rare, candidate species of special concern; endangered or threatened biological species or their habitat (specifically including sage scrub habitat for the California Gnatcatcher); or archaeological or cultural resources from either historic or prehistoric periods;
Or
2. Parcel maps, plot plans and all discretionary development projects otherwise exempt but which affect sensitive, threatened, or endangered biological species or their habitat (as defined above), archaeological or cultural resources from either historic or prehistoric periods, wetlands, stream courses designated on U.S. Geological Survey maps, hazardous materials, unstable soils, or other factors requiring special review, on all or a portion of the site.
Response – The project involves no grading or clearing activities and is not a parcel map, plot plan, or discretionary development project. Therefore, the project will not affect biological resources, archaeological or cultural resources, hazardous materials or any other factor requiring special review.
Lead Agency Contact Person: Scott Donnell Telephone: 442-339-4618
ERIC LARDY, City Planner Date
Dec. 2, 2025
Item #6 Page 172 of 172
Docusign Envelope ID: 6E8492A2-BED0-4541-926B-F062F9B0B53B All Receive - Agenda Item # (;)
For the Information of the:
1-1Y COUNCIL
Date 12- 2 k,5CA I/CC /
CM .ACM _v3 -C--M (3)1Z .
City of
Carlsbad
Council Memorandum
December 2, 2025
To: Honorable Mayor Blackburn and Members of the City Council From: Gary Barberio, Deputy City Manager, Community Services Jeff Murphy, Community Development Direct r
Via: Sheila Cobian, Assistant City Manager
Re: Additional Materials Related to Staff Report Item No. 6 — California Coastal Commission's Suggested Modifications to the Housing Element Rezone Program and Land Use and Zoning Map Corrections (Districts - All)
This memorandum corrects information in the proposed City Council ordinance related to Agenda Item No. 6 (Exhibit 2 to the staff report) related to California Coastal Commission suggested modifications affecting the Green Valley Master Plan. Specifically, Attachment B to Exhibit 2 inadvertently excluded the word "except" from the development standards for residential development as adopted by the California Coastal Commission on August 15, 2025.
Attachment A to this Memorandum corrects this oversight.
Attachment: A. Proposed changes to Attachment B of the draft City Council Ordinance cc: Geoff Patnoe, City Manager
Cindie McMahon, City Attorney
Mike Strong, Assistant Community Development Director
Eric Lardy, City Planner
Robert Efird, Principal Planner
Community Development Department
Planning Division
1635 Faraday Avenue I Carlsbad, CA 92008 I 442-339-2600 t
Attachment A
Amend Section VI.C, Development Standards description, of the Green Valley Master Plan to read:
Development Standards
The development standards in this section apply only to the commercial area designated Regional Commercial (R).
Commercial development within the area designated Regional Commercial (R) shall be subject to all applicable development standards in the Carlsbad Municipal Code (CMC), including Chapter 21.28 (C-2), except as modified below. Development is subject to the approval of a Site Development Plan.
Residential development within the area designated R-23 (Residential 19-23 du/ac) shall be subject to all applicable requirements of the Local Coastal Program and the development standards in the CMC, including Chapter 21.24 (RD-M), except as specified below.
Development is subject to approval of a site development plan (apartments) or a planned development permit (condominiums).
The eastern and western portions of the area designated R-23 are divided by a steep slope. The western portion of the site at the top of the slope shall not be developed and shall be available for habitat restoration/mitigation purposes. Development shall be clustered on the eastern portion of the site. Clustering development on the eastern portion of the site shall not prevent meeting the density used in the Housing Element for the site, which is assumed to yield approximately 76 dwelling units. The density yield shall be determined based on a site-specific analysis to confirm the net developable acres. The decision-maker may authorize waivers to development standards, such as setbacks and building height, to achieve the number of units required by the Housing Element.
Delete Section VI.C, Setbacks (residential area), of the Green Valley Master Plan.
Dec. 2, 2025 Item #6 Page 12 of 172
Morgen Fry
All Receive - Agenda Item # CO
For the Information of the:
CITy COUNCIL
Date MI 1116CA 1---t -C
CM V -ACM .----bcm (3)
From: [email protected]
Sent: Saturday, November 29, 2025 6:59 AM
To: Scott Donnell; City Clerk
Subject: RE: Case Name: Coastal Commission Modifications to the Housing Element Rezone Program
Hello Scott and "City Clerk",
Thank you both for forwarding information.
I am familiar with this process. I do not have any concerns and in fact support the suggested modifications.
Thank you.
Marco Vakili
6474 Franciscan Rd
Carlsbad CA 92011
From: Scott Donnell <[email protected] >
Sent: Tuesday, November 25, 2025 12:01 PM
To: City Clerk <[email protected] >; [email protected] Subject: RE: Case Name: Coastal Commission Modifications to the Housing Element Rezone Program Hi Marco,
Until the City Council staff report is available, this link leads to the Aug. 15, 2025, Coastal Commission staff report, which identifies the suggested modifications the City Council will consider next Tuesday night:
https://www.coastal.ca.gov/meetings/agendaM . Please note this link will lead to the entire Aug. 13 — 15 agenda for the Commission. You'll want to click on the Friday, Aug. 15 tab and the scroll down to item 14a. This item explains the Housing Element Rezone Program and describes the eight suggested modifications that City Council is being asked to approve on Dec. 2. The Coastal Commission is involved because it has authority over changes to standards in the Coastal Zone, which includes the Poinsettia Coaster Station and several other locations.
Based on your address listed below, I assume you received a notice because you are close to the Poinsettia Station. See modification 2 on page 10 for those changes that would affect the Poinsettia Station.
If you have any questions, please let me know.
Thank you.
Scott Donnell
Senior Planner
1635 Faraday Avenue
Carlsbad, CA 92008-7314
442-339-2618
www.carlsbadca.gov
1 From: City Clerk <[email protected] >
Sent: Tuesday, November 25, 2025 9:43 AM
To: [email protected] ; Scott Donnell <[email protected] > Subject: RE: Case Name: Coastal Commission Modifications to the Housing Element Rezone Program Hello Marco,
Thank you for your email. The agenda for the Dec. 2, 2025, City Council Meeting will be posted no later than 5 p.m. on Wednesday, Nov. 26, 2025, to the city's website: City Council Meetings I Carlsbad, CA. If you'd like, I can notify you once it is available.
(city of
Carlsbad
Morgen Fry
Assistant City Clerk
City Clerk's Office
1200 Carlsbad Village Drive
Carlsbad, CA 92008
P: 442-339-2808 I morgen,fry@carlsbadca,goviwww.cartsbadca.gov Connect wi th im
Facebo_Qk I Twitter I You Tube I Flickr I Pi .......... I Enews Consider the environment before printing this e-mail Confidentiality Notice: Please note that email correspondence with the City of Carlsbad, along with any attachments, may be subject to the California Public Records Act, and therefore may be subject to disclosure unless otherwise exempt.
From: [email protected] <[email protected] >
Sent: Monday, November 24, 2025 10:39 AM
To: Scott Donnell <[email protected] >
Cc: City Clerk <clerkecarlsbadca.Frov>
Subject: Case Name: Coastal Commission Modifications to the Housing Element Rezone Program Good Morning,
I am in receipt of the Notice of Public Hearing in which my interest may be affected.
I see the staff report will not be available until November 28 allowing just one business day (Monday December 1) before the city council date.
This could be a topic that is innocuous from my vantage point as a home owner. It could also be of significant concern. I can't tett with the information provided and until I am able to read the staff report. 2 CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe.
CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is If there is any information that can be made available sooner that would be appreciated, Marco VakiEi
6474 Franciscan Rd
Carlsbad, CA 92011
619 889 7560
3 Adriana Trujillo
All Receive - Agenda Item #
For the Information of the:
CITY COUNCIL
Date ti -AMCA
CM A--A-CM A.--- 13CM (3) 4--
From: Faviola Medina
Sent: Tuesday, December 2, 2025 10:25 AM
To: City Clerk
Subject: FW: Agenda Item 6: Coastal Commission's Suggested Modifications to the City's Housing Element and Local Coastal Program Update (Poinsettia Station) Attachments: City of Carlsbad - City Council Agenda Item No. 6 - 2025-12-02.pdf From: Mary Dover <[email protected] >
Sent: Tuesday, December 2, 2025 10:22 AM
Cc: Geoff Patnoe <[email protected] >; City Attorney <[email protected] >; Jeff Murphy <[email protected] >; Jason Haber <[email protected] >; Mike Strong <[email protected] >; Scott Donnell <[email protected] >; Tracey Foster <[email protected] >; Lillian Doherty <[email protected] >; Misty Calder <[email protected] >; Suheil Rodriguez <[email protected] > Subject: Agenda Item 6: Coastal Commission's Suggested Modifications to the City's Housing Element and Local Coastal Program Update (Poinsettia Station)
Mayor Blackburn and Members of the Carlsbad City Council (you have been blind copied):
Please see attached letter from NCTD Chief Development Officer Tracey Foster regarding Item 6 on the December 2, 2025 Carlsbad City Council Agenda.
NCTD respectfully requests that the City Council decline to adopt the California Coastal Commission's suggested modifications to the City's Local Coastal Plan for reasons outlined in the letter.
Please do not hesitate to reach out to Tracey (copied) or myself if you have any questions about NCTD's concerns with the item.
Thank you for your consideration.
Mary Dover
Chief of Staff
North County Transit — San Diego Railroad
NORTH COUNTY TRANSIT 810 Mission Ave I Oceanside, CA 92054 SAN DIEGO RAILROAD mdoverPnctd.orci I 760.967.2895 I C: 760.697.6811 I GoNCTD.com CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe.
1 NORTH COUNTY TRANSIT
SAN DIEGO RAILROAD
December 2, 2025
Mayor Keith Blackburn and Councilmembers
City of Carlsbad
1200 Carlsbad Village Drive
Carlsbad, CA 92008
Re: Agenda Item No. 6 — Coastal Commission's Suggested Modifications to the City's Housing Element and Local Coastal Program Update (Poinsettia Station) Dear Mayor Blackburn and Members of the City Council:
The North County Transit District, operating as North County Transit - San Diego Railroad (NCTD), respectfully submits this letter to express our concerns on certain components of the California Coastal Commission's suggested modifications to the City of Carlsbad's (City) Local Coastal Program (LCP) amendment, as presented under Agenda Item No. 6 for the December 2, 2025 City Council meeting, and urges the Council to decline to adopt the suggested modifications. NCTD's comments relate specifically to proposed policies affecting the Poinsettia COASTER Station and the associated NCTD property.
NCTD appreciates the City's efforts to maintain compliance with State housing requirements and ensure consistency with the Coastal Act. We also acknowledge the Coastal Commission's role in reviewing LCP amendments applicable within the appeal zone. However, the City retains full discretion regarding whether to adopt the Commission's suggested modifications. If the City chooses not to adopt them, the currently certified LCP remains in force, and the City may pursue future revisions that better align with its policy objectives.
For the reasons outlined below, NCTD respectfully urges the City Council to decline to adopt the Coastal Commission's suggested modifications as they pertain solely and specifically to NCTD property.
1. The suggested modifications impose unprecedented, parcel-specific restrictions that exceed Coastal Act requirements
NCTD fully supports the protection of coastal resources and recognizes the City's important role in coastal planning. However, the suggested modifications go far beyond what the Coastal Act permits and imposes extreme, site-specific restrictions that apply only to NCTD's property, including APN Nos. 214-150-11-00, 214-150-20-00, and 214-150-08-00. An LCP is intended to establish general policies that apply throughout the coastal zone. It is not a vehicle for imposing One Community - Advancing Opportunities
Q
Mission Avenue
v Oceanside, CA 92054
(760) 966-6500
(760) 967-2001 (fox)
flu GoNCTD.com
RE: Agenda Item No. 6 — Coastal Commission's Suggested Modifications to the City's Housing Element and Local Coastal Program Update (Poinsettia Station)
December 2, 2025
parcel-specific conditions that effectively function as predetermined development-permit requirements.
Nonetheless, the suggested modifications include:
• A prohibition on any residential development on APN 214-150-11-00; • A requirement for a multi-season shading analysis conducted five times per day on solstices and equinoxes;
• A mandate that analyses be approved not only by the City and California Department of Fish and Wildlife (CDFVV) but also by undefined "other relevant resource agencies"; • A prohibition on underground parking; and
• Requirements for comprehensive groundwater and hydraulic analyses before any coastal development permit application could be submitted.
These restrictions apply exclusively to NCTD's property and are not imposed on any other parcel in the City,
2. The modifications improperly delegate City authority to undefined resource agencies The requirement that certain analyses receive approval from "other relevant resource agencies" introduces significant ambiguity and risk. The term is undefined, establishes no clear standards, and creates an open-ended veto point by unspecified entities over the City's implementation of its own LCP and coastal development permits. Such a delegation is neither required nor consistent with the Coastal Act's regulatory framework.
3. The restrictions jeopardize the feasibility of future development and may require removal of the site from the housing inventory, impacting the City's Housing Element The City's Housing Element identifies the Poinsettia Station site as a housing opportunity site with a planned capacity of 100 units, including 20 affordable units. NCTD fully supports the Housing Element's objectives and is committed to facilitating transit-supportive development consistent with the California Environmental Quality Act (CEQA), the Coastal Act, and State housing laws.
However, the Coastal Commission's parcel-specific restrictions, if embedded in the LCP, would severely undermine the feasibility of any future development contemplated by the Housing Element at this site. As set forth above, requirements related to shading, groundwater, hydraulic modeling, approvals from undefined agencies, and prohibitions on underground parking create preconditions that no reasonable development could satisfy at the entitlement stage.
One Community - Advancing Opportunities
Q
Mission Avenue
Y Oceanside, CA 92054
(760) 966-6500
(760) 967-2001 (fax) (9 GoNCTD.com
RE: Agenda Item No. 6 — Coastal Commission's Suggested Modifications to the City's Housing Element and Local Coastal Program Update (Poinsettia Station)
December 2, 2025
NCTD fully supports appropriate regulatory review within the established Coastal Development Permit process, however, the Coastal Commission should not predetermine or constrain the site's development potential before any project is proposed. If the modifications remain in the LCP, the City may be compelled to remove the site from its Housing Element inventory, undermining both City and State housing goals.
4. The modifications undermine regional and state goals for housing, air quality and mobility
NCTD plays a central role in supporting State and regional objectives to reduce vehicle miles traveled, increase transit use, and improve air quality. As a landowner in the City, NCTD is uniquely positioned to meet these goals while advancing housing initiatives, as well. The City's long-range planning documents identify major transit stations as critical locations for future transit-supportive development. By restricting residential use, prohibiting underground parking, and imposing costly and excessive pre-permit requirements, the suggested modifications effectively preclude the ability to pursue transit-supportive redevelopment, including potential affordable and workforce housing.
The result is a long-term constraint on the City's ability to support transit usage, reduce vehicle miles traveled, and achieve State climate goals.
5. The modifications raise concerns about unequal treatment and proper application of the Coastal Act
The Coastal Act requires that LCP policies be applied fairly, consistently, and without arbitrary distinctions. Singling out one public agency's property for uniquely burdensome requirements without any articulated factual or legal justification raises concerns about unequal treatment and the integrity of the LCP framework. NCTD is unaware of any Coastal Act basis for these highly targeted restrictions.
6. The modifications are burdensome, costly, and premature Requirements such as multi-season shading analyses conducted up to five times per day and comprehensive groundwater and hydrology studies are appropriately addressed during project- level CEQA and coastal development permit review, not embedded permanently within the LCP.
Imposing these requirements upfront (with no clear development at this stage), and only on NCTD's property, would increase costs, delay essential public infrastructure projects, and reduce flexibility for future improvements.
7. The City is not required to adopt the suggested modifications The City is not faced with an all-or-nothing choice. It may decline to adopt the suggested modifications; in which case the LCP amendment simply does not become effective, and the current certified LCP remains valid. The City preserves its flexibility to pursue revised language that better reflects local objectives and regional planning goals.
One Cornmunity - Advancing Opportunities
810 Mission Avenue
v Oceanside, CA 92054
(760) 966-6500
(760) 967-2001 (fax) GoNCTD.com
RE: Agenda Item No. 6 — Coastal Commission's Suggested Modifications to the City's Housing Element and Local Coastal Program Update (Poinsettia Station)
December 2, 2025
Conclusion
For the reasons above, NCTD respectfully requests that the City Council decline to adopt the Coastal Commission's suggested modifications as they relate to the Poinsettia COASTER Station and APN 214-150-11-00. An LCP is intended to establish general policies that apply throughout the coastal zone and is not a vehicle for imposing parcel-specific conditions that effectively function as predetermined development-permit requirements. The City may decline these suggested changes and still have a valid LCP.
NCTD welcomes the opportunity to work collaboratively with the City to develop alternative, legally sound language that protects coastal resources while preserving mobility, climate, and housing objectives and ensuring the continued operability of a critical regional transit asset.
Thank you for your consideration.
Sincerely,
Tracey Foster
Chief Development Officer
cc: Geoff Patnoe, City Manager, City of Carlsbad
Cindie K. McMahon, City Attorney, City of Carlsbad
Jeff Murphy, Director of Community Development, City of Carlsbad Mike Strong, Assistant Director of Community Development, City of Carlsbad Scott Donnell, Senior Planner, City of Carlsbad
Mary Dover, Chief of Staff, NCTD
Misty Calder, Deputy General Counsel, NCTD
Lillian Doherty, Director of Land Use, Planning and Asset Control, NCTD One Community - Advancing Opportunities
n 810 Mission Avenue
Y Oceanside, CA 92054
(760) 966-6500
(760) 967-2001 (fax) GoNCTD.com
TO: CITY CLERK
AFFIDAVIT OF MAILING
NOTICE OF PUBLIC HEARING
DATE OF PUBLIC HEARING: ~--....... ~_..~~----2 - il.- ~~.._'f'__._f2.,.__ _______ _ suBJECT: tll- IJJ/a1 /f;mm1:ss1/Jo.s ,5u9
;1e.sted modt;?';,o1;d/4 ro
LOCATION: ~ Carlsbad Village Drive, Carlsbad, CA 92008
D Other: -----------------
• DATE POSTED To CITY WEBSITE Nov. 2 l. t.01h
DATE NOTICES MAILED TO PROPERTY OWNERS: N12v. /q, 2.0t..6 NUMBER MAILED: ·J5LIJ
I declare under penalty of perjury under the laws of the State of California that I am employed by the City of Carlsbad and the foregoing is true and correct .
DEPARTMENT: 52rcirY CLERK'S OFFICE □ OTHER _______ _
Signature Date
SENT TO FOR PUBLICATION VIA E-MAIL TO: I _I rion Tribune on cg-' Coast News on· /\fbv. 11, Zo ~6
PUBLICATION DATE: Union Tribune --------------
Coast News Nov. 21, 'LIJ'/h
I declare under penalty of perjury under the law s of the State of California that I am employed by the City of Carlsbad and the foregoing is true and correct .
DEPARTMENT: ~TY CLERK'S OFFICE □ OTHER _______ _
~L
Signature Date
Atta chments: 1) Mailing Labels
2) Notice w/ attachments
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN to you, because your interest may be affected, that the City Council of the City of Carlsbad will hold a public hearing at the Council Chamber, 1200 Carlsbad Village Drive, Carlsbad, California, at 5 p .m. on Tuesday, Dec. 2, 2025, to consider approving a resolution and introducing an ordinance acknowledging receipt of and approving the California Coastal Commission's suggested modifications to the Local Coastal Program (Housing Element Rezone Program) and correcting mapping errors and more particularly described as:
A resolution acknowledging receipt of and approving the California Coastal Commission's suggested modifications to the Local Coastal Program as well as correcting mapping errors on sites 1, 2, 4 and 19 for GPA 2022-0001/LCPA 2022-0015; and An ordinance acknowledging receipt of and approving the California Coastal Commi ssion's suggested modifications to the Local Coastal Program as well as correcting mapping errors on sites 1, 2 and 4 for ZCA 2022-0004/ZC 2022-0001/AMEND 2023- 0010/LCPA 2022-0015
Those persons wishing to speak on this proposal are cordially invited to attend the public hearing. Copies of the staff report will be available on and after Nov. 28, 2025. If you have any questions, please contact Senior Planner Scott Donnell in the Planning Division at (442) 339-2618 or [email protected] .
The meeting can be viewed online at https://www.carlsbadca.gov/city-hall/meetings-agendas or on the city's cable channel. In addition, written comments may be submitted to the City Council at or prior to the hearing via U.S. Mail to the attention of Office of the City Clerk, 1200 Carlsbad Village Drive, Carlsbad, CA 92008, or via email to [email protected] .
If you challenge the resolution or ordinance acknowledging receipt of and approving Coastal Commission's suggested modifications and correcting mapping errors 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's Office, 1200 Carlsbad Village Drive, Carlsbad, CA 92008, at or prior to the public hearing .
CASE FILE: GPA 2022-0001/ZCA 2022-0004/ZC 2022-0001/AMEND 2023-0010/LCPA 2022-0015 CASE NAME: Coastal Commission Modifications to the Housing Element Rezone Program PUBLISH: Friday, Nov. 21, 2025
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C/0 TRANSPACIFIC MANAGEMENT SERVI
2020 E 1ST ST UNIT 500
SANTA ANA, CA 92705
WILSON TOM LAND STACIE C
614 STRAND ST
CARLSBAD, CA 92011
CLEARWATER HOUSING LLC
6920 CLEARWATER ST
PEREZ MARIO MAND REBECCA L
148 BREAKWATER RD
CARLSBAD, CA 92011
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PAPATHANASIS JOHN D AND AMYL
6874 TRADEWINDS DR
CARLSBAD, CA 92011
NORTH SAN DIEGO COUNTY TRANSIT
DEVELOPMENT BOARD
Carlsbad, CA 92008
ENCi NA WASTEWATER AUTHORITY
AVE ENCINAS
Carlsbad, CA 92008
ENCi NA WASTEWATER AUTHORITY
ALAMO RD
Carlsbad, CA 92008
ENCi NA WASTEWATER AUTHORITY
ALAMO RD
Carlsbad, CA 92008
SYMPHONY ASSET POOL XXV LLC
18029 CALLE AMBIENTE UNIT 500
RCHO SANTA FE, CA 92091
NORTH SAN DIEGO COUNTY TRANSIT
DEVELOPMENT BOARD
LA COSTA BLVD
Carlsbad, CA 92008
I
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WATERS END HOMEOWNERS ASSOCIATION
C/O TRANSPACIFIC MANAGEMENT SERVI
2020 E 1ST ST UNIT 500
SANTA ANA, CA 92705
NORTH SAN DIEGO COUNTY TRANSIT
DEVELOPMENT BOARD
COSTA BLVD
Carlsbad, CA 92008
ENCi NA WASTEWATER AUTHORITY
AVE ENCINAS
Carlsbad, CA 92008
ENCINA WASTEWATER AUTHORITY
AVE ENCINAS
Carlsbad, CA 92008
ENCi NA WASTEWATER AUTHORITY
AVE ENCINAS
Carlsbad, CA 92008
SYMPHONY ASSET POOL XXV LLC
18029 CALLE AMBIENTE UNIT 500
RCHO SANTA FE, CA 92091
OCEAN PARK ESTATES M HP LLC
3333 MICHELSON DR UNIT 430
IRVINE, CA 92612
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WATERS END HOMEOWNERS ASSOCIATION
C/O TRANSPACIFIC MANAGEMENT SERVI
2020 E 1ST ST UNIT 500
SANTA ANA, CA 92705
ENCi NA WASTEWATER AUTHORITY
AVE ENCINAS
Carlsbad, CA 92008
ENCINA WASTEWATER AUTHORITY
AVE ENCINAS
Carlsbad, CA 92008
ENCINA WASTEWATER AUTHORITY
AVE ENCINAS
Carlsbad, CA 92008
OTAY MESA INNOVATIVE DR LLC
4740 REDLAND DR
SAN DIEGO, CA 92115
SYMPHONY ASSET POOL XXV LLC
18029 CALLE AMBIENTE UNIT 500
RCHO SANTA FE, CA 92091
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CONTINUING LIFE COMMUNITIES LLC
1940 LEVANTE ST
CARLSBAD, CA 92009
TREA NW FORUM AT CARLSBAD OWNER
LLC
PO BOX 200158
DALLAS, TX 75320
PROPERTY OWNER
515 S FIGUEROA ST #1230
LOS ANGELES, CA 00071
PROPERTY OWNER
2400 E KATELLA AVE #760
ANAHEIM , CA 92806
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CONTINUING LIFE COMMUNITIES CHC LLC
1940 LEVANTE ST
CARLSBAD, CA 92009
CENTER FOR NATURAL LANDS
MANAGEMENT
27258 VIA INDUSTRIA UNIT B
TEMECULA, CA 92590
PROPERTY OWNER
2400 E KATELLA AVE #760
ANAHEIM, CA 92806
PROPERTY OWNER
7200 AVENI DA ENCINAS #204
CARLSBAD, CA 92011
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CONTINUING LIFE COMMUNITIES CH C LLC
C/0 VALERIE MCPHERSON
1940 LEVANTE ST
CARLSBAD, CA 92009
CONTINUING LIFE COMMUNITIES LLC
C/0 RICHARD ASCHENBRENNER
800 MORNINGSIDE DR
FULLERTON, CA 92835
PROPERTY OWNER
5600 AVE NIDA ENCINAS #100
CARLSBAD,CA 92008
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California Coastal Commission
Suggested Modifications -
Housing Element Rezone Program
Scott Donnell, Senior Planner
Community Development Department
December 2, 2025
2 OVERVIEW
The recommended action has two parts:
1. Approve the suggested modifications for the rezone program
2. Correct mapping errors
ITEM 6: CCC MODIFICATIONS
3 REZONE PROGRAM TIMELINE
2020
HEAC meets
April 2021
City Council adopts
the Housing
Element
July 2023
City releases EIR
February 2022
City Council identifies
housing sites to study
January 2024
City Council approves
Rezone Program
ITEM 6: CCC MODIFICATIONS
August 2025
Coastal Commission
approves Rezone
Program with changes
Part
1 of 2
4 LOCAL COASTAL PROGRAM COMPONENTS
ITEM 6: CCC MODIFICATIONS
• Land Use Plan
• Policy document
• Land Use Map
• Implementation Plan
• Zoning Ordinance and Zoning Map
• Master and specific plans
• Grading and drainage provisions
• HMP
Part
1 of 2
Part
1 of 2
ITEM 6: CCC
MODIFICATIONS
6 SUGGESTED MODIFICATIONS
• Clean up language
• Site-specific changes
• Site 17 - Poinsettia Coaster Station
• Site 19 – La Costa Glen
• Modifications do not change approved land uses
ITEM 6: CCC MODIFICATIONS
Part
1 of 2
7 SITE 17 – POINSETTIA COASTER STATION
ITEM 6: CCC MODIFICATIONS
Part
1 of 2
8 SITE 19 – LA COSTA GLEN/FORUM
ITEM 6: CCC MODIFICATIONS
Part
1 of 2
9 CORRECTING MAPPING ERRORS
• Affects four sites in and out of the Coastal Zone
• Corrects open space boundaries
ITEM 6: CCC MODIFICATIONS
Existing
Corrected
Part
2 of 2
10 ITEM 6: CCC
MODIFICATIONS
Part
2 of 2
11 PUBLIC INPUT
• August 15 Coastal Commission public
hearing
• Noticed city public hearing
• Communication received
ITEM 6: CCC MODIFICATIONS
12 NEXT STEPS
If Coastal’s modifications are approved:
• Staff will notify the Coastal Commission of
the action
• Coastal Commission will verify the action
• Housing Element Rezone Program will be
effective in the Coastal Zone
ITEM 6: CCC MODIFICATIONS
13 RECOMMENDED ACTION
Adopt a resolution and introduce an ordinance:
• Approving the Coastal Commission’s
suggested modifications
• Correcting mapping errors
ITEM 6: CCC MODIFICATIONS
14 BACKUP SLIDES
ITEM 6: CCC MODIFICATIONS
15 POINSETTIA COASTER STATION
April 2021
City Council adopts Housing
Element
August 2021
City Council identifies
alternative SW Quad
sites
January 2024
City Council approves
Rezone Program
February 2022
City Council identifies
Poinsettia Coaster
Station as site to
study
ITEM 6: CCC MODIFICATIONS
August 2025
Coastal Commission
approves Rezone
Program with changes
WA/CCC/City/NCTD
meetings (4) about
the Poinsettia
Coaster Station site
16 POINSETTIA COASTER STATION
Deleted suggested modifications that would have been required:
• Conduct alternatives analysis
• Study drainage infrastructure relocation
• Discuss bridge removal (city, agencies, NCTD)
• Coordinate public awareness efforts every five years (city, agency, NCTD) ITEM 6: CCC MODIFICATIONS