2026-07-28; City Council; 07; Mixed-use development at 840 Carlsbad Village Drive (CT 2024-0007/SDP 2024-0021/CDP 2024-0035, DEV2024-0004) — Carlsbad City Council, July 28, 2026 (part 3 of 3)

CHAPTER 6 – DESIGN CRITERIA FOR SEWER FACILITIES
Prior to preparation of improvement plans, Engineer of Work shall submit a preliminary layout of the sewer system for review and approval by the City Engineer. Basis of design shall be demonstrated for the development type and density and corresponding sewer flow generation factors and the following design criteria.

6.1 SEWER FLOW GENERATION FACTORS
A. Flow Rate Generation – The values in the latest adopted Sewer Master Plan shall govern:
1) An Equivalent Dwelling Unit (EDU) = 200 gal/day, Average Daily Flow (ADF) 2) For ADF less than 100,000 gal/day, a peaking factor (PF) of 2.5 multiplied times the ADF shall be used to determine Peak Daily Flow (PDF). PDF = ADF x 2.5 a) Residential: Single Family and Multi-Family Residence = 1 EDU b) Commercial Property: 1 EDU/1,800 square feet of building space i) To convert raw land to square feet of building space, assume 30% coverage. This could vary significantly dependent development constraints.
ii) To convert improved pads to square feet of building space, assume 40% of coverage.
c) Industrial Property:
i) 1 EDU/5,000 square feet of warehouse space
ii) 1 EDU/1,800 square feet of office space
iii) To convert raw land to square feet of building space, assume 30% coverage. This could vary significantly dependent issues such as environmental restrictions.
iv) To convert improved pads to square feet of building space, assume 40% of coverage.
v) Assume 60% of building space is warehouse, and 40% is office space.

6.2 SEWER MAIN DEPTH AND SIZE
A. Sewer main depth and size shall be as shown below unless approved by the City Engineer.

B. Minimum depth, finish grade to top of pipe: 6 feet
C. Maximum depth, finish grade to top of pipe: 15 feet
D. Design calculations shall be submitted as a basis for pipe size and bedding design. (Manning’s "n" for all types of pipe shall be = 0.013).

E. Minimum pipe diameter of sewer main shall be 8 inches. A 6-inch sewer main may be allowed on cul-de-sac streets with a maximum of 10 units.

F. A decrease in the pipe diameter in the downstream direction of flow will not be allowed July 28, 2026
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without hydraulic calculations and prior approval of the City Engineer.

G. Residential (multiple-unit single-family and multi-family), commercial and industrial developments shall complete wastewater hydraulic modeling as required by the City Engineer prior to discretionary project approval. Any sewer main shown to be deficient at or downstream of the development’s connection point shall be replaced with larger diameter pipe as indicated by hydraulic modeling.

H. All sewer laterals and gravity sewer main invert elevations shall be shown in profile on the improvement plans. Show stationing of manholes and laterals, invert elevations at manholes and lateral connections, and the distance, pipe size, pipe type, standard dimension ratio and pipe slope of sewer main segments.

I. All sewer mains 15" and greater pipe diameters shall require special design subject to City Engineer approval.

6.3 SEWER LATERALS
A. Use 4" minimum diameter pipe for each sewer lateral to single-family residences.

B. Use 6" minimum diameter pipe for sewer laterals for all other development types and sized for the drainage fixture units in accordance with the latest adopted California Plumbing Code or for the proposed industrial use water demand.

C. Sewer lateral depth at the property line shall be 5 feet (top of pipe to finish grade @ top of curb).

D. Sewer laterals shall be constructed in accordance with the Carlsbad Standard Drawings.

The minimum horizontal distance from water services, fire hydrants, driveways, light standards, electrical utilities, etc. is 10 feet. Special approval is required for horizontal clearance less than specified herein.
1) Install at a right angle or radial to the main.
2) Laterals shall not be located in driveways.
3) No connections shall be permitted on laterals other than as allowed by the Standard Drawings.
4) Location of property cleanout: See Standard Drawing No. S-7. 5) If the lowest sanitary sewer fixture in a building structure is lower than 2-feet above the nearest upstream manhole cover, then the owner must provide a backwater valve on the sewer lateral to prevent sewage backflow into the structure. The valve must be installed in a valve box for accessibility and be visible from the public right- of-way. The property owner shall be responsible for the installation and maintenance of the backwater valve. The backwater valve shall be shown on the precise grading and improvement plans.
6) Install sewer laterals using wye fittings, or manholes as required, sized and located as shown on the Approved Plans.

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7) Laterals shall be bedded, backfilled and compacted in the same manner as the sewer main they are connected to.
8) Sewer laterals cannot be connected to gravity mains of equal or lesser diameter.

Sewer lateral diameter that meets or exceeds the gravity main shall require upsizing of the gravity main as required by the City Engineer.

6.4 MATERIALS FOR PIPE AND FITTINGS
A. Gravity sewer pipe and fittings shall be PVC conforming to ASTM D3034 for diameters 4" through 15" and ASTM F679 for 18" through 24" with integral bell and gasketed joints (gasket and spigot end joint design). Pipe shall be made of PVC plastic having a cell classification of 12454-B or 12364-B as defined in ASTM D1784 and shall have SDR of 35 or thicker, and a minimum stiffness of 46 psi according to ASTM D2412.

B. All fittings and accessories shall be as manufactured and finished by the pipe manufacturer with joints or joining systems compatible with that of the pipe.

C. PVC pipe joints shall be elastomeric gasket joints conforming to Standard Specifications for Public Works (Greenbook) most recent edition. Rubber gaskets shall be factory installed and conform to ASTM F477. Pipe joints shall have been tested and meet watertight performance requirements of ASTM D3212, "Joints for Pipe Using Flexible Elastomeric Seals".

D. PVC pressure pipe conforming to AWWA C900 or HDPE pipe conforming to AWWA C906 shall be used for gravity sewer pipelines with depths of 30 feet or greater or as required by the City Engineer for special installations. Engineering calculations shall be submitted for approval to demonstrate that the pipe material and wall thickness will accommodate the anticipated earth and live loads.

E. Service connections to the sewer main shall be watertight and not protrude into the sewer pipe. All materials used to make the service connections shall be compatible with the pipe materials to be joined and shall be corrosion proof.

F. Couplings used for repair or transition to dissimilar pipe materials shall be approved by the City Engineer and provide a corrosion proof watertight seal.

G. Use of other pipe and fitting materials and types may be required by the City Engineer for special designs for accessibility constraints of adjacent improvements, deep installations, trenchless construction methods or other site conditions. Refer to the Approved Materials List in Volume 2 for alternative materials.

6.5 DESIGN CRITERIA FOR PIPE VELOCITY, SLOPE AND FLOW DEPTH A. Gravity sewer pipelines shall be designed for a minimum velocity of 2 feet/second.

Velocity, unless otherwise stated, shall be calculated from peak dry weather flow.

B. Pipe slope shall be established to satisfy the minimum velocity criterion. Maximum velocities greater than 12 ft/second should be avoided.

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Slopes for 6- through 12-inch diameter pipe, unless otherwise approved by the City Engineer:
1) 6” pipe, minimum slope = 2%
2) 8" pipe, minimum slope = 0.50%
3) 10" pipe, minimum slope = 0.40%
4) 12" pipe, minimum slope = 0.30%
Pipe slope for 12-inch diameter or larger pipe shall be designed to meet flow and velocity criteria and shall be approved by the City Engineer. Pipelines with horizontal curvature may require increases slope to achieve minimum required velocities.

C. Gravity sewer mains of any diameter shall convey peak hour dry weather flow at depths of 50% of pipe diameter (d/D = 0.5) or less. Existing sewer mains not meeting this criterion shall be replaced with larger diameter pipe.

D. Gravity sewer mains of any diameter shall convey peak wet weather flow at flow depths of 75% of pipe diameter (d/D = 0.75) or less. Existing sewer mains not meeting this criterion shall be replaced with larger diameter pipe.

E. Peak sewer flow rates do not include infiltration or inflow (I/I). Infiltration is defined as the addition of groundwater into the sewer collection system and inflow is the addition of storm water into the sewer collection system. Because sewer collection system I/I is dependent on many factors including season, age of system, pipe material and joint types, root intrusion, and presence of storm water flow, I/I flow rate estimates will vary. The design of sewer mains connecting to sewer systems known to have I/I, or are susceptible to I/I, shall utilize peak wet weather flow estimates from the latest adopted Sewer Master Plan or perform wet weather flow monitoring as directed by the City Engineer.

6.6 HORIZONTAL AND VERTICAL LAYOUT
A. Streets: See City of Carlsbad Standard Drawing No. GS-6 for location.

B. Alley: The centerline offset between the alley and the sewer main shall be three feet (3') minimum.

C. Private Street: Sewer mains in private streets shall require special design consideration for access.

D. Horizontal Curves: SDR 35, PVC pipe may be curved horizontally through longitudinal bending with the following limitations:

Pipe Diameter
Min. Radius
of Curvature
6-inch 150 feet
8-inch 200 feet
10-inch 250 feet
12-inch 300 feet
15-inch 375 feet
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APPENDIX B

OFFSITE SEWER ANALYSIS
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Percent Acreage Sq
. Ft. EDU Factor EDUs
204-031-10-00 3183 Jefferson Street 10C-55 0 6 - - - - - - 0 6.0 204-031-11-00 3171 Jefferson Street 10C-55 1 0 - - - - - - 0 1.0 204-031-12-00 3149 Jefferson Street 10C-55 0 4 - - - - - - 0 4.0 204-031-14-00 3147 Jefferson Street 10C-55 0 7 - - - - - - 0 7.0 204-031-19-00 3133 Jefferson Street 10C-55 0 6 - - - - - - 0 6.0 204-031-17-00 3121 Jefferson Street 10C-55 2 0 - - - - - - 0 2.0

26.0 204-031
-18-00 3111 Jefferson Street 10C-54 2 0 - - - - - - 0 2.0 204-032-12-00 3140 Jefferson Street 10C-54 0 0 2.09 30% 100% 0.63 27,312 1,800 15.17 15.2 204-032-01-00 3110 Jefferson Street 10C-54 0 13 - - - - - - 0 13.0 203-351-08-00 3091 Jefferson Street 10C-54 2 0 - - - - - - 0 2.0 203-351-17-00 3081 Jefferson Street 10C-54 2 0 - - - - - - 0 2.0 203-351-11-00 3071 Jefferson Street 10C-54 1 0 - - - - - - 0 1.0 203-351-22-00 3039 Jefferson Street 10C-54 0 0 - - - - 4,840 1,800 2.69 2.7

37.9 203-351
-14-00 3037 Jefferson Street 9D-29 1 0 - - - - - - 0 1.0 203-351-15-00 3021 Jefferson Street 9D-29 1 0 - - - - - - 0 1.0 203-351-16-00 755 Carlsbad Village Drive 9D-29 0 0 - - - - 3,988 1,800 2.22 2.2 203-352-19-00 3090 Jefferson Street 9D-29 0 0 0.64 30% 100% 0.19 8,364 1,800 4.65 4.6 203-352-04-00 3048 Jefferson Street 9D-29 0 4 - - - - - - 0 4.0 203-352-18-00 825 Carlsbad Village Drive 9D-29 0 0 - - - - 10,959 1,800 6.09 6.1 203-354-01-00 802 Carlsbad Village Drive 9D-29 1 0 - - - - 2,696 1,800 1.50 2.5 203-303-27-00 770 Carlsbad Village Drive 9D-29 0 0 - - - - 5,772 1,800 3.21 3.2

24.7 203-303
-16-00 2975 Jefferson Street 9B-12 1 0 - 100% 100% - - 1,800 0 1.0 203-303-18-00 2959 Jefferson Street 9B-12 1 0 - 100% 100% - - 1,800 0 1.0 203-303-28-00 785 Grand Avenue 9B-12 0 0 - 100% 100% - 19,363 1,800 10.8 10.8 203-354-15-00 840 Carlsbad Village Drive 9B-12 0 0 - 100% 100% - 5,515 1,800 3.1 3.1 203-354-05-00 2928 Jefferson Street 9B-12 0 0 - 100% 100% - 8,400 1,800 4.7 4.7 203-354-13-00 2910 Jefferson Street 9B-12 0 0 - 100% 100% - 12,672 1,800 7.1 7.1

27.7 840
Carlsbad Village Drive Area
Existing Sewer Generation
APN Address Discharge MH Single Family Acreage Coverage Commercial/Office Total EDUs Manhole 10C-55 Total
Manhole 10C-54 Total
Manhole 9D-29 Total
Manhole 9B-12 Total
Multi Family
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Percent Acreage Sq
. Ft. EDU Factor EDUs
204-031-10-00 3183 Jefferson Street 10C-55 0 6 - - - - - - 0 6.0 204-031-11-00 3171 Jefferson Street 10C-55 1 0 - - - - - - 0 1.0 204-031-12-00 3149 Jefferson Street 10C-55 0 4 - - - - - - 0 4.0 204-031-14-00 3147 Jefferson Street 10C-55 0 7 - - - - - - 0 7.0 204-031-19-00 3133 Jefferson Street 10C-55 0 6 - - - - - - 0 6.0 204-031-17-00 3121 Jefferson Street 10C-55 2 0 - - - - - - 0 2.0

24.7 203-303
-16-00 2975 Jefferson Street 9B-12 1 0 - 100% 100% - - 1,800 0 1.0 203-303-18-00 2959 Jefferson Street 9B-12 1 0 - 100% 100% - - 1,800 0 1.0 203-303-28-00 785 Grand Avenue 9B-12 0 0 - 100% 100% - 19,363 1,800 10.8 10.8 203-354-15-00 840 Carlsbad Village Drive 9B-12 0 50 - 100% 100% - 3,694 1,800 2.1 52.1 203-354-05-00 2928 Jefferson Street 9B-12 0 0 - 100% 100% - 8,400 1,800 4.7 4.7 203-354-13-00 2910 Jefferson Street 9B-12 0 0 - 100% 100% - 12,672 1,800 7.1 7.1

76.7Manh
ole 9B-12 Total
Single Family Acreage
Manhole 9D-29 Total
Manhole 10C-54 Total
Manhole 10C-55 Total
840 Carlsbad Village Drive Area
Proposed Sewer Generation
Total EDUsCommercial/OfficeAPN Address Discharge MH CoverageMulti Family July 28, 2026
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DAT
E: FOR:

JOB NUMBER: 1115-009 BY
: Exhibit A
EDU
M.G.D. C.F.S.
10C-56 10C-55 26.0 5,200 5,200 2.50 13,000 0.013 0.020 6 0.48 0.023966 0.07729 0.15 0.0772 1.04 10C-55 10C-54 37.9 7,580 12,780 2.50 31,950 0.032 0.049 6 0.40 0.074450 0.13559 0.27 0.1722 1.15 10C-54 9D-29 24.7 4,940 17,720 2.50 44,300 0.044 0.069 8 0.40 0.047932 0.14475 0.22 0.1257 1.23 9D-29 9B-12 27.7 5,540 23,260 2.50 58,150 0.058 0.090 8 2.18 0.026951 0.10912 0.16 0.0838 2.42 Total EDUs Max d/D Min Vel
116.3 0.27 1.04
DATE: FOR:

JOB NUMBER: 1115-009 BY
: Exhibit A
EDU
M.G.D. C.F.S.
10C-56 10C-55 26.0 5,200 5,200 2.50 13,000 0.013 0.020 6 0.48 0.023966 0.07729 0.15 0.0772 1.04 10C-55 10C-54 37.9 7,580 12,780 2.50 31,950 0.032 0.049 6 0.40 0.074450 0.13559 0.27 0.1722 1.15 10C-54 9D-29 24.7 4,940 17,720 2.50 44,300 0.044 0.069 8 0.40 0.047932 0.14475 0.22 0.1257 1.23 9D-29 9B-12 76.7 15,340 33,060 2.50 82,650 0.083 0.128 8 2.18 0.038306 0.12951 0.19 0.1073 2.68 Total EDUs Max d/D Min Vel
165.3 0.27 1.04
SEW
ER STUDY SUMMARY: PROPOSED
10/1
8/2024 840 Carlsbad Village Drive
REF
ER TO PLAN SHEET:Dex
ter Wilson Engineering, Inc.

COMM
ENTSDEPTH K' (1) dn (f
eet) dn/D(2) Ca f
or
Velocity(3)
VELO
CITY
(f.p.s.)

PEAKING
FACTOR

PEAK DRY

WEATHER
FLOW (gpd)

PEAK FLOW (DESIGN

FLOW) LINE SIZE
(inches)
DESIGN
SLOPE (%)LINE FROM TO

IN-LINE
FLOW
(gpd)

AVG DRY

WEATHER
FLOW (gpd)
COMMENTSDEPTH K' (1)
SEW
ER STUDY SUMMARY: EXISTING
10/1
8/2024 840 Carlsbad Village Drive
Dexter Wilson Engineering, Inc. REF
ER TO PLAN SHEET:

PEAKING
FACTOR

PEAK DRY

WEATHER
FLOW (gpd)

PEAK FLOW (DESIGN

FLOW) LINE SIZE
(inches)
DESIGN
SLOPE (%) dn (feet) dn/D(2) Ca f
or
Velocity(3)
VELO
CITY
(f.p.s.)LINE FROM TO

IN-LINE
FLOW
(gpd)

AVG DRY

WEATHER
FLOW (gpd)
1 K'
based on n = 0.013
2 dn/D u
sing K' in Brater King Table 7-14
3 From Brater Ki
ng Table 7-4 based on dn/D \\MERIDIAN\Eng\1115009\2024-08-23 840 Carlsbad Village Drive Sewer Hydraulic Model July 28, 2026
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EXHIBIT A

MANHOLE DIAGRAM

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CULTURAL RESOURCES REPORT
FOR
TH

E HISTORICAL ASSESSMENT FOR
84 0 CARLSBAD VILLAGE DRIVE

CARLSBAD, CALIFORNIA
Pr
epared by:

Kristi S. Hawthorne
601 S. Ditmar Street
Oceanside CA 92054
(760) 390-4192
[email protected]
Decem
ber 31, 2024
Attachment G
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TABLE OF CONTENTS

Introduction 1
Project Description 2
Project Setting and Historical Cultural Environment 5 General History of Carlsbad 6
Methods and Results 9
Description of Resource 10
Analysis of Subject Resource Architecture 10
History of Ownership 11
Eligibility Criteria 15
Application of Criteria 17
Integrity 17
Conclusion 19
Resources 20
Building Forms 22
Chain of Title 23
Additional Views 24
Attachments 25

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1 December 31, 2024

City of Carlsbad
Community Development Department
Planning Division
1635 Faraday Ave.

Carlsbad, CA 92008

REFERENCE: 840 CARLSBAD VILLAGE DRIVE

RESULTS OF THE HISTORICAL CULTURAL ASSESSMENT FOR 840
CARLSBAD VILLAGE DRIVE, CARLSBAD, CALIFORNIA, 92008

I. INTRODUCTION

This letter details the findings of the historical assessment conducted for a building located at 840 Carlsbad Village Drive in the City of Carlsbad , California 92008 (Figures 1 and 2). This study was conducted to assess the building’ s potential for historical and architectural significance as defined by the California Environmental Quality Act and the impact of the proposed project and whether or not the proposed demolition will constitute an adverse impact, as defined by the California Environmental Quality Act (CEQA). The building was not included in the City of Carlsbad Cultural Resources Survey done in 1990.

The building is west of Interstate 5, situated on the north side of Carlsbad Village Drive between Jefferson and Harding Streets. Carlsbad Village Drive, formerly Elm Street, is a busy thoroughfare bringing traffic into and through downtown Carlsbad.

The legal description is:

Parcel 1: The East half of Lots 1 to 4 inclusive in Block 56 of Carlsbad, in the C ity of Carlsbad, in the C ounty of San Diego, S tate of California, according to M ap thereof No. 775, filed in the Office of Counter Recorder of San Diego County, February 15, 1894.

Except therefrom any portion lying within the West 70.00 feet of said lots.

Parcel 2: Lots, 5 to 11 inclusive, in B lock 56 of Carlsbad, in the C ity of Carlsbad, in the County of San Diego, S tate of California, according to M ap thereof No. 775, filed in the Office of Counter Recorder of San Diego County, February 15, 1894.

The Assessor’s Parcel Number is 203-354-15-00.

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2 Map of Carlsbad, Map No. 775

II. PROJECT DESCRIPTION

Permit to demolish the existing former bank building, built in 1979 for new development.

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Figure 1 Project Location, Carlsbad, San Diego County, California July 28, 2026
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Figure 2 Project Location on USGS 7.5 San Luis Rey Quadrangle July 28, 2026
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5 III. P

ROJECT SETTING AND HISTORICAL CULTURAL ENVIRONMENT
Ph
ysical Project Setting
Sa
n Diego County lies in the Peninsular Ranges Geologic Province of Southern California. The mountainous zone, which extends from northwest to southeast through the county, extends to a maximum height of 6,533 feet above mean sea level (Beauchamp 1986). Foothills and valleys, which comprise the cismontane region, extend west from the mountains. This region typically receives more rainfall than the mesas and less than the mountainous region. The coastal mesa region lies between the foothills and the coast and is cut by several large drainages originating in the mountains and foothills. The coast is characterized by large bays and lagoons, where the major rivers empty into the sea and mesas terminate at the ocean in the form of bluffs.

The
project area is located in the coastal zone in northwestern San Diego County.

Geologically, the basement rocks in this area are mapped as the middle Eocene (approximately 40- to 50-million-year-old) Santiago Formation.

Addi
tionally, much of the coastal area of northern San Diego County is overlain by thin veneers of Pleistocene marine terrace sediments; two such terraces are present along this part of the coast (the Bird Rock Terrace [approximately 80,000 years old] and the Nestor Terrace [approximately 120,000 years old]). The existing biological setting surrounding the project ranges from landscapes disturbed by previous development to coastal and inland sage scrub and other native species. The biological environment that existed prior to the modern era likely included coastal and inland sage scrub species.

Hist
orical Overview
Jua
n Rodriguez Cabrillo, commanding two Spanish exploring vessels traveling north from Mexico, arrived in the area known then as Alta (or “Upper”) California on September 28, 1542. Cabrillo named the harbor they arrived in “San Miguel”. The next arrival into the San Diego area by Europeans was not for another 60 years, when an expedition commanded by Sebastian Vizcaíno made an extensive and thorough exploration of the Pacific coast, arriving at the bay in November 1602. It was during this visit that Vizcaíno renamed the bay “San Diego”. Cabrillo’s voyage gave cartographers the information needed to begin defining the western shores of the unknown land located north of Mexico. Subsequent voyages added to Cabrillo’s information that, in time, permitted mapmakers to accurately depict the west coast.

For
the next 167 years the Spanish made no other expeditions to Alta California. The Spanish eventually developed a plan for the occupation of the claimed territory of Alta California during the reign of King Carlos III of Spain. In 1769, a sea and land expedition set out from Mexico to meet up at San Diego Bay; Captain Vicente Vila led three ships and Gaspar de Portolá and Father Junípero Serra commanded the land expedition. Colonization of the San Diego area began on July 16, 1769. Only two of the three ships commanded by Captain Vila made it to San Diego; it is believed that they July 28, 2026
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6 anchored near what is now downtown San Diego, and that “Punta de los Muertos,” or “Dead Man’s Point”, derived its name from the burial of scurvy- stricken sailors at that location.

The natural attraction of the harbor at San Diego and the establishment of a military presence in the area solidified its importance to the Spanish colonization of the region and the growth of the civilian population. The initial colonization of San Diego began with the establishment of the Presidio of San Diego and Mission San Diego de Alcalá on Mission Hill, overlooking Mission Bay and the San Diego River to the north. The location was chosen for its commanding view, defensive location, and proximity to a large Native American village located directly north of the presidio on the south side of the San Diego River. This Kumeyaay village site has been recorded using the place name of Cosoy, Kosaii, or Kosa’aay. The camp at Presidio Hill was the first Spanish military establishment in California. As settlers arrived, grants of land were made to those who filed an application, but many tracts reverted back to the government due to lack of use.

As an extension of territorial control by the Spanish, each mission was placed in a way that enabled them to command as much territory and as large a population as possible.

While primary access to California during the Spanish Period was by sea, the route of El Camino Real served as the land route for transportation and commercial and military activities, linking all missions and military establishments.

Mission San Diego de Alcalá was moved from the presidio approximately six miles inland to its present location in 1773 due to the need for agricultural fields and to distance it from the military influence at the presidio. As time progressed into the early 1800s, the Spanish soldiers at the presidio could not rely upon Mexico for regular supplies because of mounting resistance by Mexicans toward Spanish rule. More and more, the military garrison relied upon the self -sufficient mission for food, supplies, and even workers. By 1817, the presidio itself was in a ruinous condition, and its population dropped to only 55 men (Smythe 1908). About this time, residential and commercial development began in what is now Old Town; in fact, most structures built outside the presidio were constructed after 1820. By 1821, Mexico had gained independence from Spain, and the northern territories were subject to significant change.

General History of Carlsbad

Mission San Luis Rey de Franca was constructed in 1798 near present -day Oceanside.

The mission’s lands encompassed present -day Carlsbad north to the current location of Marine Corps Base Camp Pendleton, east to Santa Ysabel, and south past present -day Encinitas. The establishment of the mission had detrimental effects upon the Native American communities in the area, as the fathers focused upon religious conversion and utilization of Native American labor to develop and maintain the cattle ranches, orchards, and water systems necessary for the mission’s operation.

In 1821, Mexico gained independence from Spain and the missions were soon secularized, which resulted in division of the mission lands, which were then granted to prominent Mexican families by the Mexican government . Juan María Marrón II was July 28, 2026
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7 granted 13,311 acres in 1842 and named the land grant Rancho Agua Hedionda. The grant included present-day Carlsbad and Carlsbad Ranch. After Marrón’s death in 1853, the ranch was divided up among his family; however, financial troubles eventually led to the land being sold to Francis Hinton in 1865. Hinton then hired Robert Kelly, who later inherited the ranch from Hinton. In 1880, Kelly granted the Southern California Railway a coastal right-of-way that allowed for a connection between San Diego and Los Angeles.

In 1881 John Frazier settled on 160 acres just south of the Buena Vista Lagoon and established a small settlement known as "Frazier's Station." In search of water, he drilled a well and in 1883 found what he claimed to have cured him of illnesses relating to stomach and kidney problems. This water was "analyzed" and reported to have the same qualities as water found in Karlsbad, Bohemia. Gerhard Schutte and D. D. Wadsworth purchased the water rights, and together with other investors, formed the Carlsbad Land and Water Company and laid out a town site which they called Carlsbad.

Schutte built a home that later became the Twin Inns, a long- standing landmark located on Carlsbad Boulevard. By about 1888 a Santa Fe train depot and several stores were built, and the small village grew to a population of about 300.

The San Bernardino Daily Courier described Carlsbad on April 14, 1888: “The town of Carlsbad was laid out a year ago by a company composed of Messrs. Shutte, Smith, Wadsworth and Frazier, who have spared neither time or money in beautifying this famous resort. On arriving at Carlsbad one can see at a glance what the town is; four of the finest residences in Southern California adorn the beautiful hill, sloping as it does gently to the beach, and forming a picturesque sight, which must be seen to be appreciated."

The promotional article also described the hotel at Carlsbad: “ It is one of the finest constructed hotels on the coast, supplied with all the latest conveniences as to the comfort of the guests. The billiard room on the lower floor is a model of elegance and one of the largest in Southern California. A banking company has been formed and will soon build a two-story brick, marble front, to be used also as an opera house; also a fine church edifice, to cost $5000. The company has fresh water piped all over town free of charge and are going ahead with other improvements regardless of expense. The business houses are located on the gently sloping hills overlooking the placid waters of the Pacific, which, together with the surrounding scenery, make it a charming spot to while away the long and dreamy hours of summer days.”

With all the hope and fanfare, Carlsbad’s modest population diminished near the turn of the century and stayed a small coastal village with a population of just 1,660 persons in 1930.

In a historical overview in 1949 Dick Carboneau wrote: “ By the turn of the century, houses were being tom down, moved, deserted, and surrendered for debt or taxes. The population of Carlsbad was reduced to such a pitiful handful of families that the school threatened to close. R. G. Chase, father of Mrs. Dewey McClellan, recalls that there were July 28, 2026
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8 only about 8 families in Carlsbad when he came to the community in the early 1900's.

Tax titles were for the taking—for anyone who had any money—and lots anywhere on the beach could be had for about $100.”

In 1914, the South Coast Land Company purchased the properties of the then-defunct water company, and the community became largely farming. The flower industry began in the early 1920’s. Sam Thompson, owner of the first avocado orchard in Carlsbad, was largely responsible for making Carlsbad “The Home of the Avocado” which was advertised as such.

The main business district was located on First Street, now known as State Street. It was one of only two paved roads. The “Plain Truth” reported in February 1914 that a new highway was being built across the slough at Carlsbad. The highway entered Carlsbad via First Street (now State Street) and turned west at Elm (now Carlsbad Village Drive) then south on present day Carlsbad Boulevard.

For many years the Twin Inns, purchased by E. G. Kentner in 1919, was one of the most popular stops along the Coast highway in North County and was famous for its chicken dinners. Its large plaster statues of chickens were iconic landmarks.

In 1925 Roy G. Chase built the Los -Diego Hotel on the southwest corner of State and Grand. The name referred to the two large cities north and south of Carlsbad, Los Angeles, and San Diego, and was “the logical stopping place on the main coast highway between these two cities.” Managed by Mr. and Mrs. C. T. McKeehan, this two -story Spanish-style structure offered guests amenities that included private baths, hot water, and steam heat.

The California Highway Commission applied to the Railroad Commission for permission to construct an overpass over the tracks of the Atchison Topeka and Santa Fe Railway Company at Carlsbad. Construction of the crossing began in April 1927 and was completed in August. With this new alignment Highway 101 bypassed State Street and ran directly along Lincoln Street, or present -day Carlsbad Boulevard. New businesses such as the Sea Auto Inn and the Carlsbad Mineral Springs Hotel were soon constructed along the new route to take full advantage of the increasing traffic through the city.

For years “Carlsbad’s one and only street light, which was a 150-watt bulb enhanced by a sixteen-inch white reflector” was located downtown near the Twin Inns.

The Red Apple Inn, built in 1927 by Alfred G. Blair and designed by Robert Baird, was situated on Carlsbad Boulevard. The roadside inn featured 20 guest rooms and a restaurant, decorated with an apple motif. In 1936 the Red Apple Inn was purchased by A. C. Anderson and later became a part of the Army Navy Academy when the institution relocated from Pacific Beach.

The Carlsbad Theater opened in 1927, built and owned by R. E. Struve, who also built Oceanside's Palomar Theater three years earlier. However, shortly after opening Clark July 28, 2026
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9 sold his interest to Rudolph Sonnemonn and Ernest Sutton. Its named was changed to the Iris Theater in 1939 and it continued to change both names and ownership over the years.

Dick Carboneau, columnist and editor of the Oceanside Blade Tribune, noted a significant change when the highway was rerouted: “ The highway was moved in 1929, making a good many changes in the community. It ruined the business of the Los Diego Hotel. The old route went right past the Twin Inns, turned left onto State Street, and then proceeded north to Oceanside.”

By 1950, downtown street names changed from First to State with the remaining numbered streets changing to Roosevelt, Madison, Jefferson, and Harding, respectively. (Elm Street was later renamed Carlsbad Village Drive.)

The City of Carlsbad was incorporated in 1952 to avoid being annexed to the City of Oceanside. Dewey McClellan served as the first mayor.

Palomar Airport opened in 1959. Built by Young and Arrieta Construction Co., it was located southeast of the Carlsbad city limits, before it was annexed by the City of Carlsbad in 1978 and eventually renamed McClellan-Palomar Airport.

In 1969 a large shopping mall, Plaza Camino Real, was built. By 1982 the mall doubled in size to over a million square feet and 140 stores. Indoor malls changed the way most American consumers shopped for decades but shopping has trended away due to online retail and the trend to "open air lifestyle centers."

Carlsbad is home to many large companies such ViaSat and Calloway Golf. Other golf manufacturers include TaylorMade -Adidas, Cobra Golf, Titleist, and Odyssey Golf, dubbing Carlsbad as “Titanium Valley”. Carlsbad’s Aviara Golf Club was designed by Arnold Palmer. Carlsbad welcomed Legoland California Resort, LLC, in 1999. It was the first Legoland theme park outside of Europe. A hotel was added in 2018.

In 2020 plans began for the removal of the 400 -foot smokestack of the Encina Power Station. This structure on Carlsbad’s coast was controversial but also considered a landmark by locals.

IV. METHODS AND RESULTS

Background studies consisting of research from the Carlsbad Historical Society, San Diego County Master Property Records , a field check of the property, census records, research of various newspapers , and recorded deeds were conducted as part of the project. Primary, Continuation and Building, Structure and Object forms for the resource were completed and appear in this report as Appendix A.

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10 V. DE

SCRIPTION OF RESOURCE
Th
e building at 840 Carlsbad Village Drive is a contemporary commercial structure designed by Tucker Sadler & Associates, built for and used as a bank. Built by Charles Meyers Construction, the one-story building is rectangular -shaped, and 5,515 square feet in size. It has a flat roof, and a large walled parapet -type structure on the west elevation.

The exterior is covered in stucco and portions of the perimeter of the building are covered in a wooden horizontal trim or fascia. All windows are fixed. The front entrance, facing south, has an ADA compliant walkway leading to a glassed double -door entry. The rear entry, facing north, is deeply recessed with a glass double door.

Views
of the building are shown in Figure 4 and in Appendix C.

Site Map showing project location
VI. ANALYSIS OF SUBJECT RESOURCE ARCHITECTURE
Contemporary
architecture refers to buildings that date from the late 20th century through the present day. Rather than describing a uniform style, contemporary buildings are characterized by features such as unadorned facades, asymmetrical or n on-linear forms,
and large volumes. Characteristics of contemporary architecture include asymmetry, curved lines or rounded forms, unconventional volumes and free-form shapes, open floor plans, large windows and minimalist interior design.

The era of contemporary architecture is generally thought to have begun sometime after the modern period of the roughly first half of the 20th century, and the postmodern period from the 1960s to the '90s. Therefore, buildings from the late 20th century to the present moment might be referred to as works of contemporary architecture.

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11 The building exhibits many of these contemporary features including the unconventional volume in the way of the large wall/parapet and rounded roofline.

VII. HISTORY OF OWNERSHIP
History of ownership was determined by Recorded Deeds through the San Diego County Recorder’s Office.

H
is occupation was listed as a carpenter in the 1930 US census. Zahler, unmarried, was living at 840 Elm Street (Carlsbad Village Drive) in 1950. Single for most of his life, he ma
rried Erma by 1953 who was previously married. Francis Zahler died in 1958 at the age of 76. In January of
1978 Erma Zahler sold the property to First National Bank of San Diego County.

First National Bank of San Diego County originated as Escondido National Bank, which changed its name in 1976. By 1978 the bank had nine locations, the one in Carlsbad was its tenth, which opened January 13, 1979. The subject building was designed by Tucker Sadler & Associates, a firm in San Diego.

Modern
San Diego provides background on the firm on their website: In October 1957, architects Tom Tucker and Hal Sadler alongside structural engineer Ed Bennett designed their first building together, the Mission Hills Safeway, from a small office over a garage in Ocean Beach. Shortly thereafter the trio left their employer, Richard George Wheeler & Associates, to go out on their own. From the design of that small supermarket, moonlighting while still employed in Wheeler’s office, Tucker, Sadler & Bennett was born. Many of their early contracts stemmed from their work with Safeway – a client they developed from Wheeler’s portfolio.

Tucker and Bennett went on to design some of San Diego's most prestigious projects including the renovation of the historic U. S. Grant Hotel, the regional headquarters buildings for Union Bank, Security Pacific National Bank, and Bank of America's downtown offices. The team also designed Rady Children's Hospital's Jean Hahn Surgical Pavilion, Beckman Center for Chemical Sciences at Scripps Research Institute, and expansions of both the San Diego Convention Center and Terminal 2 of the San Diego International Airport.

The website which dedicated
to local architects and notable architecture, does not include the bank building at 840 Elm/Carlsbad Village Drive, Carlsbad in its list of notable projects completed by Tucker Sadler & Associates.

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12 T
he bank sold the property to Gordon and Marilyn Larsen, while entering into a long- term lease of 35 years, renewable for an additional ten years.

Gor
don Allyn Larsen was born in 1928 in Minnesota. He married Marilyn Joyce Kwallek in 1952. The couple purchased a home in Escondido in 1968 where they raised sons Ken and Steve Larsen.

In
1981 The Mitsubishi Bank of California, Los Angele s merged with the local institution. The bank at 840 Carlsbad Village Drive eventually became Union Bank. The bank has seen some changed in the way of signage over the years, building a large canopy for drive -thru ATMs in 1997, and adding an ADA accessible ramp to front of building (south elevation) in 2014.

Google view of 840 Carlsbad Village Drive in 2011 before ADA ramp was built With the construction of the aforementioned drive -thru canopy, which added to the rear of the building, i n all likelihood the original exterior fascia or trim was changed in order t
o match with the new edifice and this would have altered the original design.

The Larsens maintained ownership of the property, transferring into various trusts until it was sold to SJM Carlsbad LLC in 2023.

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12/11/2024
Figure 3
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Figure 4 View of 840 Carlsbad Village Drive, Carlsbad, California July 28, 2026
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15 V
III. ELIGIBILITY CRITERIA
CALI

FORNIA ENVIRONMENTAL QUALITY ACT
Unde
r the California Environmental Quality Act (CEQA), a significant historic resource is one that is eligible for listing in the California Register of Historical Resources/National Register of Historic Places or other local historic register, or is deemed significant in a historical resource survey (Section 5024.1(g) of the Public Resources Code).

In
order to be eligible for listing under the California Register/National Register (the standards of which are both very similar), a resource must be significant within a historic context and must also meet one or more of the following criteria:

Cr
iterion A: Be associated with an event, or series of events, that have made a significant contribution to the broad pattern of history.

Criterion B: Have an unequivocal association with the lives of people significant in the past.

Criterion C: Embody the distinctive characteristics of a type, period, or method of construction, or represents the work of a master, or possesses high artistic values, or represents a significant, distinguishable entity whose components lack individual distinction.

Criterion D: Have yielded or may be likely to yield information important in local, state or national prehistory or history.

I
X. REGISTER STANDARDS
CALI

FORNIA REGISTER CRITERIA
Whe
n evaluated within its historic context, under CEQA a property must be shown to be significant for one or more of the four Criteria for Evaluation – A, B, C, or D. The Criteria describe how properties are significant for their association with important events or persons, for their importance in design or construction, or for their information potential. In addition, a property must not only be shown to be significant under the California Register criteria, but it also must have integrity.

Cri
terion A: Event. To be considered for listing under Criterion A, a property must be associated with one or more events important in the defined historic context. The event or trends must clearly be important within the associated context. Mere association with historic events or trends is not enough, in and of itself, to qualify under Criterion A – the property’s specific association must be considered important as well.

Cri
terion B: Person. Criterion B applies to properties associated with individuals whose specific contributions to history can be identified and documented. Persons “significant in our past” refers to individuals whose activities are demonstrably important within a local, July 28, 2026
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16 s
tate or national historic context. The criterion is generally restricted to those properties that illustrate (rather than commemorate) a person’s important achievements. The persons associated with the property must be individually significant within a historic event.

Significant individuals must be directly associated with the nominated property.

Pr
operties eligible under Criterion B are usually those associated with a person’s productive life, reflecting the time period when he or she achieved significance.

Speculative associations are not acceptable. Documentation must make clear how the nominated property represents an individual’s significant contributions. A property must retain integrity from the period of its significant historic associations Architects are often represented by their works, which are eligible under Criterion C. Their homes, however, can be eligible for consideration under Criterion B, if these properties were personally associated with the individual.

Cri
terion C: Design/Construction: Properties may be eligible under Criterion C if they embody the distinctive characteristics of a type, period, or method of construction, or that represent the work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction.

Properties which embody the distinctive characteristics of a type, period, or method of construction refer to the way in which a property was conceived, designed, or fabricated by a people or culture in past periods of history. Distinctive characteristics are the physical features or traits that commonly recur in individual types, periods, or methods of construction. To be eligible, a property must clearly contain enough of those characteristics to be considered a true representative of a particular type, period, or method of construction.

A m
aster is a figure of generally recognized greatness in a field, a known craftsman of consummate skill, or an anonymous craftsman whose work is distinguishable from others by its characteristic style and quality. The property must express a particular phase in the development of the master’s career, an aspect of his or her work, or a particular them in his or her craft.

Cr
iterion D: Information Potential. Properties may be eligible under Criterion D if they have yielded, or may be likely to yield, information important in prehistory or history.

In
tegrity. Integrity is the ability of a property to convey and maintain its significance.

A property must not only be shown to be significant under the California Register criteria, but it also must have integrity. To retain historic integrity, a property will always possess several, and usually most, of the aspects. The seven key aspects of integrity include: location, design, setting, materials, workmanship, feeling and association.

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17 X. APPLICATION OF CRIT ERIA FOR 840 CARLSBAD VILLAGE DRIVE Criterion A (association with a significant historical event): No known significant event occurred on the properti es, before or after the resource was constructed. The building is not significant under Criterion A.

Criterion B (association with a historic person or persons): The building is not ass
ociated with any historic person in Carlsbad's history or s ignificant to its development.

Longtime owners Gordon and Marilyn Larsen were not residents of Carlsbad. Further, the building is not associated with any person important to California history. The buil
ding is not significant under Criterion B.

Criterion C (represents a significant design or style of construction). The bank building was designed by Tucker Sadler & Associates of San Diego. While this firm is a reputable ar
chitectural firm, there is nothing outstanding to suggests the design or construction of this particular building is significant. It is not included in a listing of their notable work, ei
ther on their website or Modern San Diego, a website of notable designed bui lding.

There are no early photos of the building but it has been altered . A l arge canopy for dri
ve-thru ATMs was erected in 1997, and an ADA accessible ramp to the f ront of building (south elevation) in 2014 changed t he entrance. The building is not significant under
Criterion C.

Criterion D (ability to yield further information): It is unlikely that any further information of importance would be revealed with additional study. The resource is not significant under Criterion D.

XI. INTEGRITY
Integrity is the ability of a property to convey and maintain its significance. A property must not only be shown to be significant under the California Register criteria, but it also must ha
ve integrity. To retain historic integrity, a property will always possess several, and usually most, of the aspects. The seven key aspects of integrity include: location, des
ign, setting, materials, workmanship, feeling, and association.

Location. Location is the pla ce where the historic property was constructed or the place where the historic event occurred.

FI
NDING: The location of the building has not changed and retains the location element for integrity purposes.

Design. Design is the combination of elements that create the form, plan, space, structure, and style of a property. It results from conscious decisions made during the original conc
eption and planning of a property (or its significant alteration) and applies to ac
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18 ar
chitecture. Design includes such elements as organization of space, proportion, scale, technology, ornamentation, and materials.

FI
NDING: While the overall structure, footprint and design of the building is believed to be unchanged, no historic photographs were found to indicate the original elements of the building. Updates and changes have been made over the years, but the building retains sufficient design element for integrity purposes.

Se
tting. Setting is the physical environment of a historic property. Whereas location refers to the specific place where a property was built or an event occurred, setting refers to the character of the place in which the property played its historical role. It involves how, not just where, the property is situated and its relationship to surrounding features and open space.

FI
NDING: The setting in which the building is located has changed with newer and increased development but the setting is sufficient for integrity purposes.

Mat
erials. Materials are the physical elements that were combined or deposited during a particular period of time and in a particular pattern or configuration to form a historic property.

FI
NDING: The building does not reflect a particular period of time, pattern or configuration sufficient for integrity purposes.

Workmanship. Workmanship is the physical evidence of the crafts of a particular culture or people during any given period in history or prehistory. It can be expressed in vernacular methods of construction and plain finishes or in highly sophisticated configurations and ornamental detailing. It can be based on common traditions or innovative period techniques. Workmanship is important because it can furnish evidence of the technology of a craft, illustrate the aesthetic principles of a historic or prehistoric period, and reveal individual, local, regional, or national applications of both technological practices and aesthetic principles.

FINDING: There is no particular quality of workmanship demonstrated in the construction of the building and does not reflect a quality of workmanship element for integrity purposes.

Feeling. Feeling is a property's expression of the aesthetic or historic sense of a particular period of time.

FI
NDING: The building does not reflect any particular period of time.

As
sociation. Association is the direct link between an important historic event or person and a historic property.

FI
NDING: The building is not linked directly to any historic important event or person.

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19 XII. CONCLUSION
The
evaluation of the property finds that the building is not historically or architecturally significant under any California Register of Historical Resources (CRHR) or City of Carlsbad eligibility criteria. Because the building has been evaluated as not significant, it is not eligible for listing on the City of Carlsbad HRI or the CRHR and no mitigation measures are required.

Sincerely,
Kr
isti S. Hawthorne
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iii
Kristi S. Hawthorne
Qualifications and Experience

For nearly twenty years I have completed over 50 Historical and Cultural Assessments for the following cities: San Diego, Encinitas, Carlsbad, Escondido and Oceanside.

Since 2005 approved by City of Oceanside to research and write Historical Assessments (over 25, which all have been accepted by the Oceanside Planning Commission and Oceanside Historic Preservation Advisory Commission) 2021-2024 Completed Cultural Assessments for 8 homes and buildings to qualify for Mills Act in the City of Oceanside

Since 2020 I have researched, written and submitted no less than 18 Historical and Cultural Assessments submitted to the City of Carlsbad which includes the following:
180 Cherry Avenue
260 Normandy Lane
270 Juniper
354 Oak Avenue
395 Carlsbad Village Drive
507 Grand Avenue
2502 Jefferson Street
2518 Jefferson Street
2647 Jefferson Street
2668 Ocean Street
2669 Garfield Street
3374 Carlsbad Blvd.
3580 Madison Ave.
3940 Garfield Street
3950 Garfield Street
4080 Sunnyhill
5410 El Arbol
5511 Los Robles
2019 and 2024 submitted three Cultural and Historic Assessment to the City of San Diego for
4611 Newport Avenue, Ocean Beach
1067 Muirlands Vista Way, La Jolla
3537 37
th Street, San Diego

In 2023 submitted a Historic Assessment to the City of Encinitas 534 Ocean View
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iii

2002-2008 hired by Archaeos, Inc. to research and write historic content for Historical Assessments

2007 hired by ASM Affiliates to supply historic content for Historical Assessment Hired by City of Oceanside in 2015 to conduct Historical Assessments on the following resources:
 Oceanside Pier
 Bandshell
 Comfort Station
 Beach community Center

I have over 35 years of experience in collecting, maintaining, organizing and preserving historical documents, photos, ephemera and memorabilia for the Oceanside Historical Society . I have served on the Executive Board of the Oceanside Historical for over 35 years, currently serving as director and am the city’s local historian.

Appointed archivist 1987
Served as President 2002-2021
Board Member of the Old Mission San Luis Rey Historic Foundation 2012-2015 Director 2021 to present

I have a thorough knowledge of existing records and have compiled my own database in order to effectively study and provide a comprehensive record of early residents of North San Diego County.

I developed a computer database to include over 8,000 biographies of local persons; over 500 different subjects pertaining to the history of Oceanside, Carlsbad, Camp Pendleton, Rancho Santa Margarita, Buena Vista Lagoon, Cemeteries, Schools, etc.; Conducted over 50 oral histories Completed research for history book, “Oceanside, Crest of the Wave” by Langdon Sully and Taryn Bigelow, Windsor Publications, 1988.

Provided background research on people, buildings and homes for the 1992 Cultural Resource Survey, "Oceanside, California's Pride", prepared for the City of Oceanside by Kathleen Flanigan, Susan H. Carrico, Richard L. Carrico.

Author of “Oceanside, Where Life if Worth Living” (Hawthorne) Donning Co., 2000. A comprehensive history of Oceanside and notable people from 1880s to 2000. (Completed all research, photos, captions, interviews, and index)

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iii
In 2005 completed two studies on Highway 101 for the Highway 101 Association which included research, conducting oral histories, writing history of the road from Oceanside to Del Mar.

Author of " 100 Years of Photos" (Hawthorn) ProStar Publications, Inc. 2016, (a pictorial history of Oceanside by decade)

Author of "The History of Oceanside" (Hawthorne), L+L Printers, 2022, (an updated and revamped history of Oceanside with new photos, design and layout)

Writer for the Best of Oceanside and The Osider Magazine (historical articles) Author of blog: HistoriesandMysteries.blog providing non -fiction, historical backgrounds on people, buildings and events.

2018, conducted research for "Tropic of Football: The Long and Perilous Journey of Samoans to the NFL" By Rob Ruck, Two Rivers Distribution, 2018 2019, conducted research and credited as "Historian" for City of Oceanside's Alta Oceanside Environmental Impact Report, December 2019
Collaborated with Oceanside Public Library for over 30 decades on numerous programs and workshops including Oceanside's historic Eastside Neighborhood, Vietnam War (local impact), and most recently "Visual Analogies" (2023) to gather photos and stories of different cultures and People of Color

Collaborated with John Sheehan, FAIA Principal, Studio E Architects on researching of architect Irving J. Gill
Collaborated with Seth Mallios, University History Curator, Director, South Coastal Information Center to research local cemeteries for book "Cemeteries of San Diego", Seth Mallios and David M. Caterino, Arcadia Publishing, 2007

Provided research on the history of gliding in North County for Gary Fogel, PhD, for book "Wind & Wings, the History of Soaring in San Diego", Rock Reef Publishing, 2000
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20 X. RESOURCES

A Field Guide to American Houses, by Virginia Savage McAlester, 2013, New York, Penguin Random House

Annual Report of the Federal Deposit Insurance Corporation, 1981 Merger Decisions, Vol. 2 https://www.fdic.gov/about/financial-reports/reports/archives/fdic-ar-1981-v2.pdf

Carlsbad Historical Society https://www.carlsbadhistoricalsociety.com/

City of Carlsbad https://records.carlsbadca.gov

Daily Times-Advocate (Escondido, California) November 11, 1968, Page 14

Daily Times-Advocate (Escondido, California) March 18, 1976, Page 38

Daily Times-Advocate (Escondido, California) September 14, 1976, Page 2

www.historicaerials.com

"History of Carlsbad" by Fred W. Mitchell, Editor, Carlsbad Journal; "History of San Diego County", Published by San Diego Press Club, 1936

“History of San Diego, 1542-1908” by William Ellsworth Smyth, San Diego, The History Company, 1908

Kennedy, M.P, and Tan, S.S, 2005, “Geologic Map of the San Diego 30' x 60' Quadrangle, California”, by U.S. Geological Survey

Luskey's Official Oceanside-Carlsbad Criss-Cross City Directory, 1959

Modern San Diego https://modernsandiego.com/people/sadler-bennett-tucker

North County Times (Oceanside, California) August 24, 1978, Page 27

North County Times (Oceanside, California) January 8, 1979, Page 15

North County Times (Oceanside, California) January 12, 1979, Page 15

North County Times (Oceanside, California) December 23, 1983, Page 33

Oceanside Blade Tribune (Oceanside, California) July 6, 1958, Page 1

www.ancestry.com (various vital records)

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21 https://sandiegohistory.org/journal/v56-3/v56-3engstrand.pdf

Seekers of the spring: A History of Carlsbad, by Marje Howard -Jones. Carlsbad, California: The Friends of the Carlsbad Library, 1982.

W
indows on the Past, An Illustrated History of Carlsbad, California, by Susan Schnebelen Gutierrez, The Donning Company Publishers, 2002
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22 APPENDIX A

BUILDING FORMS
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DPR 523A (1/95) *Required informati on

Page 1 of 4 ends

P1. Other I dentifier:
*P2. L ocation:  Not for Publication  Unrestricted *a. County San Diego and (P2c, P2e, and P2b or P2d. Attach a L ocation Map as necessary.) *b. USGS 7.5' Quad __ Date T ; R ; __¼ of __ ¼ of Sec ; SB B.M. *c. Address 840 Carlsbad Village Drive City Carlsbad Zip 92008 d. UTM: (Give more than one for large and/or linear resources) Zone , m E/ mN e. Other L ocational Data: (e.g., parcel #, directions to resource, elevation, etc., as appropriate)

The legal description is: Parcel 1: The East half of Lots 1 to 4 inclusive in Block 56 of Carlsbad, in the City of Carlsbad, in the County of San Diego, State of California, according to Map thereof No. 775, filed in the Office of Counter Recorder of San Diego County, February 15, 1894. Except therefrom any portion lying within the West 70.00 feet of said lots. Parcel 2: Lots, 5 to 11 inclusive, in Block 56 of Carlsbad, in the City of Carlsbad, in the County of San Diego, State of California, according to Map thereof No. 775, filed in the Office of Counter Recorder of San Diego County, February 15, 1894. The Assessor’s Parcel Number is 203-354-15-00.

*P3a. Description: (Describe resource and its major elements. I nclude design, materials, condition, alterations, si ze, setting, and boundaries)
The building at 840 Carlsbad Village Drive is a contemporary commercial structure designed by Tucker Sadler & Associates, built for and used as a bank. Built by Charles Meyers Construction, the one -story building is rectangular- shaped, and 5,515 square feet in size. It has a flat roof, and a large walled parapet -type structure on the west elevation. The exterior is covered in stucco and portions of the perimeter of the building are covered in a wooden horizontal trim or fascia. All windows are fixed. The front entrance, facing south, has an ADA compliant walkway leading to a glassed double-door entry. The rear entry, facing north, is deeply recessed with a glass double door.

P3b. Resource Attributes: HP6 1-3 story commercial
building
*P4. Resources Present:
Building Structure Object Site District
Elem ent of District Other (I solates, etc.)
P5b. Description of Photo:
840 Carlsbad Village Drive, South elevation,
12/26/2024
*P6. Date Constructed/Age and Source: Historic 
Prehistoric  Both Constructed 1979
*P7. Owner and Address:

SJM Carlsbad LLC
1955 San Diego Avenue
San Diego CA 92110
*P8. Recorded by: (Name, affiliation, and address)
Kristi S. Hawthorne
601 South Ditmar Street, Oceanside CA 92054
*P9. Date Recorded: 12/31/2024
*P10. Survey Type: (Describe) Intensive *P11. Report Citation : (Cite survey report and other sources, or enter "none.") Results of the Historical Building Assessment for 840 Carlsbad Village Drive, Carlsbad CA 92008 *Attachments: NONE L ocation Map Continuation Sheet Building, Structure, and Object Record Archaeological Record District Record L inear Feature Record Milling Station Record Rock Art Record Artifact Record Photograph Record  Other (List):

State of California — The Resources Agency Prim ary# ____________________________________________ DEPARTMENT OF PARKS AND RECREATION HRI#________________________________________ _______________ PRIMARY RECORD Trinomial ___ NRHP Status Code
Other L istings __ Review Code Reviewer Date _______ July 28, 2026
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DPR 523L (1/95) *Required informati on

Page 2 of 4 ends

*Recorded by: Kristi S. Hawthorne *Dat e 12/31/2024  Continuation  Update

History of ownership was determined by Recorded Deeds through the San Diego County Recorder’s Office.

The building is located on Block 56 in the City of Carlsbad on what was formerly Elm Street, now Carlsbad Village Way. Lots 1 through 4 were obtained prior to 1951 by Francis and Erma Zahler. Francis Edward Zahler was born in 1881 in Nebraska. By 1930 Zahler had moved to Carlsbad and was living with his sister at 307 Elm Street. His occupation was listed as a carpenter in the 1930 US census. Zahler, unmarried, was living at 840 Elm Street (Carlsbad Village Drive) in 1950. Single for most of his life, he married Erma by 1953 who was previously married. Francis Zahler died in 1958 at the age of 76.

In January of 1978 Erma Zahler sold the property to First National Bank of San Diego County.

Modern San Diego provides background on the firm on their website: In October 1957, architects Tom Tucker and Hal Sadler alongside structural engineer Ed Bennett designed their first building together, the Mission Hills Safeway, from a small office over a garage in Ocean Beach. Shortly thereafter the trio left their employer, Richard George Wheeler & Associates, to go out on their own. From the design of that small supermarket, moonlighting while still employed in Wheeler’s office, Tucker, Sadler & Bennett was born. Many of their early contracts stemmed from their work with Safeway – a client they developed from Wheeler’s portfolio.

The website which dedicated to local architects and notable architecture, does not include the bank building at 840 Elm/Carlsbad Village Drive, Carlsbad in its list of notable projects completed by Tucker Sadler & Associates.

The bank sold the property to Gordon and Marilyn Larsen, while entering into a long-term lease of 35 years, renewable for an additional ten years.

Gordon Allyn Larsen was born in 1928 in Minnesota. He married Marilyn Joyce Kwallek in 1952. The couple purchased a home in Escondido in 1968 where they raised sons Ken and Steve Larsen.

In 1981 The Mitsubishi Bank of California, Los Angeles merged with the local institution. The bank at 840 Carlsbad Village Drive eventually became Union Bank. The bank has seen some changed in the way of signage over the years, building a large canopy for drive-thru ATMs in 1997, and adding an ADA accessible ramp to front of building (south elevation) in 2014.

State of California — The Resources Agency Primary# _____________________________________ DEPARTMENT OF PARKS AND RECREATION HRI# _ _ CONTINUATION SHEET Trinom ial _

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DP
R 523L (1/95) *Required informati on

Page 3 of 4 ends

*Recorded by: Kristi S. Hawthorne *Dat e 12/31/2024  Continuation  Update With the construction of the aforementioned drive-thru canopy, which added to the rear of the building, in all likelihood the original exterior fascia or trim was changed in order to match with the new edifice and this would have altered the original design.

The Larsens maintained ownership of the property, transferring into various trusts until it was sold to SJM Carlsbad LLC in 2023.

State of California — The Resources Agency Primary# _____________________________________ DEPARTMENT OF PARKS AND RECREATION HRI# _ _
CONTINUATION SHEET Trin om ial _
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DPR 523B (1/95) *Required information

Page 4 of 4 ends

*Resource Name or # (Assigned by recorder) 840 Carlsbad Village Drive, Carlsbad, California B1. Historic Nam e:

B2. Common Name:

B3. Original Use: commercial B4. Present Use: same *B5. Architectural Style: None
*B6. Construction History: (Construction date, alterations, and date of alterations) 1979, alterations made in 1996 adding drive through canopy to the rear and in 2014 changing front entrance to ADA ramp *B7. Moved? No  Ye s  Unknown Date: Original Location :
*B8. Related Features:

B9a. Architect: Tucker Sadler & Associates b. Builder: Charles Meyers Construction. *B10. Significance: Them e ____ Area
Period of Significance Property Type Commercial Applicable Criteria n/a

(Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Al so address integrity.)

The building is not associated with any historic person in Carlsbad's history or significant to its development.

Longtime owners Gordon and Marilyn Larsen were not residents of Carlsbad. Further, the building is not associated with any person important to California history.

The bank building was designed by Tucker Sadler & Associates of San Diego. While this firm is a reputable architectural firm, there is nothing outstanding to suggests the design or construction of this particular building is significant. It is not included in a listing of their notable work, either on their website or Modern San Diego, a website of notable designed building. There are no early photos of the building but it has been altered. A large canopy for drive -thru ATMs was erected in 1997, and an ADA accessible ramp to the front of building (south elevation) in 2014 changed the entrance. The building is not significant for design or construction.

The evaluation of the property finds that the building is not historically or architecturally significant under any California Register of Historical Resources (CRHR) or City of Carlsbad eligibility criteria. Because the building has been evaluated as not significant, it is not eligible for listing on the City of Carlsbad HRI or the CRHR and no mitigation measures are required.

B11. Additional Resource Attributes : (L ist attributes and codes) none *B12. References: Oceanside Blade Tribune newspaper; Seekers of the Spring: A history of Carlsbad, by Marje Howard -Jones , Carlsbad, California; North County Times (Oceanside, CA) HistoricAerials.com; Carlsbad Historical Society; Windows on the Past, An Illustrated History of Carlsbad, California, by Susan Schnebelen Gutierrez, The Donning Company Publishers, 2002; Modern San Diego B13. Remarks:
*B14. Evaluator:

Kristi S. Hawthorne
601 South Ditmar Street, Oceanside, California 92054
Date of Evaluation : 12/31/2024

NORTH
State of California — The Resources Agency Prim ary# _____________________________________ DEPARTMENT OF PARKS AND RECREATION HRI# _____ _______________________ BUILDING, STRUCTURE, AND OBJ ECT RECORD *NRHP Status Code (This space reserved for offi cial comments.)
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23 APPENDIX B

CHAIN OF TITLE

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Chain of Title
840 Carlsbad Village Drive

1. Deed
Grantor: Erma Zahler
Grantee: First National Bank of San Diego County
Recorded: January 31, 1978, Document #
1978-0038926 of Official Records

2. Deed
Grantor: First National Bank of San Diego County
Grantee: Gordon A. Larsen and Marilyn J. Gordon
Recorded: December 27, 1978, Document #1978-0553097 of Official Records

3. Deed
Grantor: Gordon A. Larsen; Marilyn J. Gordon
Grantee: Gordon A. Larsen and Marilyn J. Gordon; Steve A. Larsen and Ken A. Larsen Recorded: March 11, 1993, Document #1993-0151578

4. Intrafamily Transfer & Dissolution
Grantor: Gordon A. Larsen
Grantee: Steve A. Larsen and Ken A. Larsen
Recorded: December 31, 2003, Document #2003-1525177 of Official Records

5. Intrafamily Transfer & Dissolution
Grantor: Gordon A. Larsen
Grantee: Marilyn J. Larsen
Recorded: December 31, 2003, Document #2003-1525177 of Official Records

6. Intrafamily Transfer & Dissolution
Grantor: Marilyn Larsen
Grantee: Ken A. Larsen; Marilyn J. Larsen Trust
Recorded: June 28, 2005, Document #2005-0544475 of Official Records

7. Quitclaim Deed
Grantor: Ken A. Larsen
Grantee: Gordon A. Larsen
Recorded: July 27, 2006, Document #2006-0531936 of Official Records

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8. Intrafamily Transfer & Dissolution
Grantor: Gordon A. Larsen
Grantee: Gordon A Larsen Charitable Remainder Trust
Recorded: September 12, 2008, Document #2008-0486075 of Official Records

9. Intrafamily Transfer & Dissolution
Grantor: The Marilyn Joyce Larsen Trust
Grantee: Gordon A Larsen Charitable Remainder Trust
Recorded: September 10, 2012, Document #2012-0542786 of Official Records

10. Deed
Grantor: Scott Allen Dickerson; Gordon A Larsen Charitable Remainder Trust Grantee: SJM CARLSBAD LLC
Recorded: July 28, 2023, Document #2023-0203232 of Official Records

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24 APPENDIX C

ADDITIONAL VIEWS OF 840 CARLSBAD VILLAGE DRIVE

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East elevation

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East elevation

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Above: Northwest elevation
Below: North elevation

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Above: North elevation
Below: Drive thru rear of building

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Above: North elevation
Below: Northeast elevation at alley

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Above: East elevation looking west
Below: East elevation at alley

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Southeast elevation at alley

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25 ATTACHMENTS
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https://www.newspapers.com/image/1098412399/
North County Times (Oceanside, California) · Thu, Aug 24, 1978 · Page 27 Downloaded on Dec 13, 2024

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https://www.newspapers.com/image/1098663009/
North County Times (Oceanside, California) · Mon, Jan 8, 1979 · Page 15 Downloaded on Dec 13, 2024

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https://www.newspapers.com/image/1098663336/
North County Times (Oceanside, California) · Fri, Jan 12, 1979 · Page 15 Downloaded on Dec 11, 2024

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PALEONTOLOGICAL ASSESSMENT

FOR THE
840 CARLSBAD VILLAGE DRIVE PROJECT
CARLS

BAD, SAN DIEGO COUNTY, CALIFORNIA
APN 203-354-15
Lea
d Agency:

City of Carlsbad
Planning Department
1635 Faraday Avenue
Carlsbad, California 92008
Pre
parer:

BFSA Environmental Services,
a Perennial Company
14010 Poway Road, Suite A
Poway, California 92064
Pr
oject Proponent:

Rincon Homes
5315 Avenida Encinas, Suite 200
Carlsbad, California 92008
Aug
ust 28, 2024
Attachment H
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Paleontological Assessment for the 840 Carlsbad Village Drive Project Paleontological Database Information

Author: Todd A. Wirths, M.S., Senior Paleontologist,
California Professional Geologist No. 7588

Consulting Firm: BFSA Environmental Services, a Perennial Company 14010 Poway Road, Suite A
Poway, California 92064
(858) 484-0915

Report Date: August 28, 2024

Report Title: Paleontological Assessment for the 840 Carlsbad Village Drive Project, Carlsbad, San Diego County, California

Prepared for: Rincon Homes
5315 Avenida Encinas, Suite 200
Carlsbad, California 92008

Submitted to: City of Carlsbad
Planning Department
1635 Faraday Avenue
Carlsbad, California 92018

USGS Quadrangle: Section 6, Township 12 South, Range 4 West of the San Luis Rey, California (7.5-minute) Quadrangle

Study Area: 0.72 acre

Assessor’s Parcel Number: 203-354-15

Key Words: Paleontological assessment; Pleistocene old paralic deposits; high sensitivity; City of Carlsbad; monitoring recommended.

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Paleontological Assessment for the 840 Carlsbad Village Drive Project Table of Contents
Section Page

I. INTRODUCTION AND LOCATION .........................................................................1 II. REGULATORY SETTING .........................................................................................1 State of California ......................................................................................................1 III. GEOLOGY .................................................................................................................4 IV. PALEONTOLOGICAL RESOURCES ......................................................................6 Definition ....................................................................................................................6 Fossil Locality Search.................................................................................................6 V. PALEONTOLOGICAL SENSITIVITY ....................................................................7 Overview .....................................................................................................................7 Professional Standard .................................................................................................7 City of Carlsbad Assessment .......................................................................................7 VI. CONCLUSIONS AND RECOMMENDATIONS .....................................................8 VII. CERTIFICATION ......................................................................................................9 VIII. REFERENCES ..........................................................................................................9

Appendices

Appendix A – Qualifications of Key Personnel

List of Figures
Figure Page

Figure 1 General Location Map .................................................................................2 Figure 2 Project Location Map ...................................................................................3 Figure 3 Geologic Map...............................................................................................5

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Paleontological Assessment for the 840 Carlsbad Village Drive Project 1 I. INTRODUCTION AND LOCATION

A paleontological resource assessment has been completed for the 840 Carlsbad Village Drive Project located on the north side of Carlsbad Village Drive between Jefferson and Harding streets in the northwest corner of the city of Carlsbad, San Diego County, California (Figures 1 and 2). The project consists of one parcel (Assessor’s Parcel Number [APN] 203-354-15) about two blocks west of Interstate 5, totaling 0.72 acre. On the U.S. Geological Survey (USGS) 1:24,000-scale San Luis Rey, California (7.5- minute) topographic quadrangle map, the project is located in Section 6, Township 12 South, Range 4 West of the San Bernardino Baseline and Meridian. The project property is being considered for redevelopment . Currently, a single-story commercial building occupies the parcel.

As the lead agency, the City of Carlsbad has required the preparation of a paleontological assessment to evaluate the project’s potential to yield paleontological resources. The paleontological assessment of the project included a review of paleontological literature and fossil locality records in the area, a review of the underlying geology, and recommendations to monitor for impacts to potential paleontological resources, if necessary. A paleontological field survey of the project parcel was not performed, since the property is developed.

II. REGULATORY SETTING

The California Environmental Quality Act (CEQA), which is patterned after the National Environmental Policy Act, is the overriding environmental regulation that sets the requirement for protecting California’s paleontological resources. CEQA mandates that governing permitting agencies (lead agencies) set their own guidelines for the protection of nonrenewable paleontological resources under their jurisdiction.

State of California
Under “Guidelines for Implementation of the California Environmental Quality Act,” as amended in December 2018 (California Code of Regulations [CCR] Title 14, Division 6, Chapter 3, Sections 15000 et seq.), procedures define the types of activities, persons, and public agencies required to comply with CEQA. Section 15063 of the CCR provides a process by which a lead agency may review a project’s potential impact to the environment, whether the impacts are significant, and provide recommendations, if necessary.

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Paleontological Assessment for the 840 Carlsbad Village Drive Project 4 In CEQA’s Environmental Checklist Form, a question to respond to is, “Would the project directly or indirectly destroy a unique paleontological resource or site or unique geologic feature?” (Appendix G, Section VII, Part f). This is to ensure compliance with California Public Resources Code Section 5097.5, the law that protects nonrenewable resources including fossils, which is paraphrased below:

a) A person shall not knowingly and willfully excavate upon, or remove, destroy, injure, or deface, any historic or prehistoric ruins, burial grounds, archaeological or vertebrate paleontological site, including fossilized footprints, inscriptions made by human agency, rock art, or any other archaeological, paleontological or historical feature, situated on public lands, except with the express permission of the public agency having jurisdiction over such lands.
b) As used in this section, “public lands” means lands owned by, or under the jurisdiction of, the state, or any city, county, district, authority, or public corporation, or any agency thereof.
c) A violation of this section is a misdemeanor.

III. GE
OLOGY

Geomorphically, the project property occupies an elevated (emergent) marine terrace, with an elevation at approximately 60 feet (about 18 meters) above mean sea level . Geologically, as shown on Figure 3 after Kennedy and Tan (2007), m ultiple marine terraces in the project area’s terrace complex have truncated the older, underlying Eocene -aged (43 to 46 million years old) Santiago Formation (brown areas labeled as “Tsa” on Figure 3), and refer to the terrace sediments, including their overlying alluvial and colluvial deposits, as Pleistocene “old paralic deposits” (symbolized as “Qop2- 4” and “Qop6- 7”). As shown on Figure 3, the project is mapped as underlain by younger old paralic deposits (Qop6 -7), where Kennedy and Tan (2007) grouped deposits of the “Bird Rock terrace” (approximately 80,000 years old) with deposits of the older (higher and slightly farther inland) “Nestor terrace” (approximately 120,000 years old).

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Paleontological Assessment for the 840 Carlsbad Village Drive Project 6 IV. PALEONTOLOGICAL RESOURCES

Definition
Paleontological resources are the remains of prehistoric life that have been preserved in geologic strata. These remains are called fossils and include bones, shells, teeth, and plant remains (including their impressions, casts, and molds) in the sediment ary matrix, as well as trace fossils such as footprints and burrows. Fossils are considered older than 5,000 years of age (Society of Vertebrate Paleontology 2010), but may include younger remains (subfossils) when viewed in the context of local extinctio n of the organism or habitat, for example. Fossils are considered a nonrenewable resource under state and local guidelines (see Sections II and V of this report).

Fossil Locality Search
A literature search and an examination of museum and university fossil collections and/or locality records of the San Diego Society of Natural History (SDSNH) revealed a number of nearby fossil localities assigned to upper Pleistocene terrace and estuarine deposits, all located north of the project along the northern edge of Buena Vista Lagoon. The closest is SDSNH locality (loc.) 4007, located about one mile to the north east, which yielded a partial mammoth tusk. Several additional SDSNH localities, rich with late Pleistocene marine invertebrate fossils, were recovered at the Pacific Coast Plaza project that borders State Route 78 in Oceanside (SDSNH locs. 4024 through 4033). These localities represent a diverse assemblage of mollusks, shark teeth, and unidentified mammal remains (Deméré and Riney 2000) and represent marine high- stand conditions of approximately 300,000 to 400,000 years ago (Kennedy and Browne 2007).

More late Pleistocene invertebrate fossils were reported by Peska (1976), indicating the presence of eight species of bivalves and one gastropod species about a mile and a half northeast of the project near where El Camino Real crosses Buena Vista Creek. A project west of Vine Street and north of Oceanside Avenue and Loma Alta Creek in Oceanside yielded a small molluscan fauna (SDSNH loc. 7569) from fossiliferous, muddy clay beds of unmapped late Pleistocene estuarine deposits (Wirths and Kennedy 2019). A Pleistocene whale rib was discovered about 25 feet deep at the Oceanside Beachfront Resort Project, approximately two-and- a-half miles up the coast (Wirths 2020). Several localities from the Oligocene- aged Sespe- Vaqueros Formation are known just south of Agua Hedionda Lagoon and about two miles to the north at the Oceanside Mesa project.

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Paleontological Assessment for the 840 Carlsbad Village Drive Project 7 V. PALEONTOLOGICAL SENSITIVITY

Overview
The degree of paleontological sensitivity of any particular area is based on a number of factors, including the documented presence of fossiliferous resources on a site or in nearby areas, the presence of documented fossils within a particular geologic formation or lithostratigraphic unit, and whether or not the original depositional environment of the sediments is one that might have been conducive to the accumulation of organic remains that may have become fossilized over time.

Pleistocene terrace deposi ts are known to yield important marine fossils, such as bivalve and gastropod mollusks, and vertebrates, such as sharks, rays, and, more rarely, camel and horse bones.

These Pleistocene sediments are thus accorded a moderate to high paleontological resource sensitivity (Deméré and Walsh 1993; Stephenson et al. 2009).

Professional Standard
The Society of Vertebrate Paleontology (2010) has drafted guidelines that include four categories of paleontological sensitivity for geologic units (formations) that might be impacted by a proposed project, as listed below:

● H
igh Potential: Rock units from which vertebrate or significant invertebrate, plant, or trace fossils have been recovered.
● Undetermined Potential: Rock units for which little information is available concerning their paleontological content, geologic age, and depositional environment, and that further study is needed to determine the potential of the rock unit. ● Low Potential: R
ock units that are poorly represented by fossil specimens in institutional collections or based upon a general scientific consensus that only preserve fossils in rare circumstances.
● No Potential: R
ock units that have no potential to contain significant paleontological resources, such as high-grade metamorphic rocks and plutonic igneous rocks.

U
sing these criteria, based on the geologic formations at the project, the Pleistocene old paralic deposits can be considered to have a high potential to yield significant paleontological resources.

City of Carlsbad Assessment
The City of Carlsbad has assigned sensitivity ratings of paleontological potential to geologic formations within the city limits (City of Carlsbad 2017). The geologic unit mapped within the project, the Pleistocene old paralic deposits , is assigned a high paleontological sensitivity. Geologic units assigned a high sensitivity are said by the City of Carlsbad (2017) to “…have the highest potential to produce unique invertebrate fossil assemblages or unique vertebrate fossil remains.”

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Paleontological Assessment for the 840 Carlsbad Village Drive Project 8 VI. CONCLUSIONS AND RECOMMENDATIONS

Due to the potential to encounter buried significant paleontological resources, the preparation of a p aleontological monitoring plan (PMP) is recommended if earth disturbance activities are planned, in accordance with Section 10.4.2 of the City’s paleontological resource guidelines (City of Carlsbad 2017:105). The PMP should be submitted and approved by the City of Carlsbad as a condition of approval prior to the issuance of grading permits by the City of Carlsbad’s Planning Department. In a PMP, the City specifies the following information, “ as applicable and appropriate”:

• The level of monitoring (spot checks, part-time, or full-time), protocols and authorization for work stoppages, and safety procedures. • The need for contractor awareness training for all earthmoving personnel for any projects where a monitor will not be present full time. • A research design listing the research questions and the data requirements for those questions.
• The level and type of assistance from the contractor needed by the paleontologist to take bulk samples and place them into a safe area for processing. • The methods for fossil collection, fossil preparation, fossil identification, conducting stratigraphic profiles, and curation.
• The types of progress reports that will be provided to the project proponent and the City (weekly or monthly).
• The schedule for reporting.
• A recommendation for updating the paleontology sensitivity model, which takes into consideration the presence or absence of paleontological resources, the amount of ground disturbance, and the potential for future discoveries. • The identity of the financially responsible party.

All mitigation programs should be performed by a qualified professional (project) paleontologist, defined as an individual with a master’s or doctorate degree in paleontology or geology who has proven experience in San Diego County paleontology and who is knowledgeable in professional paleontological procedures and techniques. Fieldwork may be conducted by a qualified paleontological monitor, defined as an individual who has experience in the collection and salvage of fossil materials. The paleontological monitor shall always work under the direction of a qualified paleontologist.

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Paleontological Assessment for the 840 Carlsbad Village Drive Project 9 VII. CERTIFICATION

I hereby certify that the statements furnished above and in the attached exhibits present the data and information required for this paleontological report, and that the facts, statements, and information presented are true and correct to the best of my knowledge and belief and have been compiled in accordance with CEQA criteria.

August 28, 2024
Todd A. Wirths, M.S. Date
Senior Paleontologist
California Professional Geologist No. 7588

VIII. R EFERENCES

City of Carlsbad. 2017. Carlsbad Tribal, Cultural, and Paleontological Resources Guidelines.

Prepared for the City of Carlsbad, California, by ECORP Consulting, Inc.

Deméré, T.A., and Riney, B.O. 2000. Paleoenvironments, paleoecology, and molluscan paleontology of a late Pleistocene bay, Oceanside, San Diego County, California. Western Society of Malacologists, Annual Report, 32:13–14.

Deméré, T.A., and Walsh, S.L. 1993. Paleontological resourc es – County of San Diego.

Report prepared for the San Diego County Department of Public Works, San Diego, by the Department of Paleontology, San Diego Natural History Museum. Pp. i-iii + 1-68, figs. 1- 3, 8 maps.

Kennedy, G.L., and Browne, I.D. 2007. Paleontology and geochronology of the middle and upper Pleistocene marine record in the downtown San Diego area, San Diego County, southern California. Western Society of Malacologists, Annual Report, 36:13–34, fig. 1, tables 1-2.

Kennedy, M.P., and Tan, S.S. 2007. Geologic map of the Oceanside 30' x 60' quadrangle, California. California Geological Survey, Regional Geologic Map Series, 1:100,000 scale, Map No. 2.

Peska, F.J. 1976. A day’s digging in San Diego County. Paleontological News; Bulletin of the Southern California Paleontological Society, vol. 8, no. 5, 6, and 7 (July).

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Paleontological Assessment for the 840 Carlsbad Village Drive Project 10 Society of Vertebrate Paleontology. 2010. Standard procedures for the assessment and mitigation of adverse impacts to paleontological resources; by the SVP Impact Mitigation Guidelines Revision Committee. https://vertpaleo.org/wp-content/uploads/2021/01/SVP_Impact_ Mitigation_Guidelines-1.pdf.

Stephenson, R.A., Giffen, J.H., and Gibson, E.E. 2009. County of San Diego guidelines for determining significance [for] paleontological resources. Unpublished report (2007, revised in 2009) by the San Diego County Land Use and Environment Group, Department of Planning and Land Use and Department of Public Works, San Diego. Pp. i- vi + 1-47, figs. 1-10, table 1.

Wirths, T.A. 2020. Paleontological Monitoring Report for the Oceanside Beachfront Resort Project, Oceanside, California. Unpublished paleontological monitoring report prepared for S.D. Malkin Properties, San Diego, California, by Brian F. Smith and Associates, Inc., Poway, California.

Wirths, T.A., and Kennedy, G.L. 2019. Paleontological Monitoring Report , Oceanside 2 (T he Tides), Oceanside, San Diego County, California , City of Oceanside Development Plan No. D15-00010. Unpublished paleontological monitoring report prepared for City Ventures LLC , Irvine, California, by Brian F. Smith and Associates, Inc. , Poway, California.

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Paleontological Assessment for the 840 Carlsbad Village Drive Project

APPENDIX A

Qualifications of Key Personnel

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Todd A. Wirths, MS, PG No. 7588
Senior Paleontologist
BFSA Environmental Services, A Perennial Company
14010 Poway Road  Suite A 
Phone: (858) 679-8218  Fax: (858) 679-9896  E-Mail: [email protected]

Education
Master of Science, Geological Sciences, San Diego State University, California 1995 Bachelor of Arts, Earth Sciences, University of California, Santa Cruz 1992 Professional Certifications
California Professional Geologist #7588, 2003
Riverside County Approved Paleontologist
San Diego County Qualified Paleontologist
Orange County Certified Paleontologist
OSHA HAZWOPER 40-hour trained; current 8-hour annual refresher Professional Memberships
Board member, San Diego Geological Society
San Diego Association of Geologists; past President (2012) and Vice President (2011) South Coast Geological Society
Southern California Paleontological Society
Experience
Mr. Wirths has more than a dozen years of professional experience as a senior-level paleontologist throughout southern California. He is also a certified California Professional Geologist. At BFSA, Mr.

Wirths conducts on-site paleontological monitoring, trains and supervises junior staff, and performs all research and reporting duties for locations throughout Los Angeles, Ventura, San Bernardino, Riverside, Orange, San Diego, and Imperial Counties. Mr. Wirths was formerly a senior project manager conducting environmental investigations and remediation projects for petroleum hydrocarbon - impacted sites across southern California.

Selected Recent Reports
2019 Paleontological Assessment for the 10575 Foothill Boulevard Project, City of Rancho Cucamonga, San Bernardino County, California. Prepared for T&B Planning, Inc. Report on file at Brian F.

Smith and Associates, Inc., Poway, California.

2019 Paleontological Assessment for the MorningStar Marguerite Project, Mission Viejo, Ora nge County, California. Prepared for T&B Planning. Report on file at Brian F. Smith and Associates, Inc., Poway, California.

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BFSA Environmental Services, A Perennial Company, 2
2019 Paleontological Monitoring Report for the Nimitz Crossing Project, City of San Diego. Prepared for Voltaire 24, LP. Report on file at Brian F. Smith and Associates, Inc., Poway, California.

2019 Paleontological Resource Impact Mitigation Program (PRIMP) for the Jack Rabbit Trail Logistics Center Project, City of Beaumont, Riverside County, California. Prepared for JRT BP 1, LLC.

Report on file at Brian F. Smith and Associates, Inc., Poway, California.

2020 Paleontological Monitoring Report for the Oce anside Beachfront Resort Project, Oceanside, San California. Prepared for S.D. Malkin Properties. Report on file at Brian F. Smith and Associates, Inc., Poway, California.

2020 Paleontological Resource Impact Mitigation Program for the Nakase Project, Lake Forest, Orange County, San California. Prepared for Glenn Lukos Associates, Inc. Report on file at Brian F.

Smith and Associates, Inc., Poway, California.

2020 Paleontological Resource Impact Mitigation Program for the Sunset Crossroads Project, Banning, Riverside County. Prepared for
NP Banning Industrial, LLC. Report on file at Brian F. Smith and Associates, Inc., Poway, California.

2020 Paleontological Assessment for the Ortega Plaza Project, Lake Elsinore, Riverside County .

Prepared for Empire Design Group . Report on file at Brian F. Smith and Associates, Inc., Poway, California.

2020 Paleontological Resource Record Search Update for the Green River Ranch III Project, Green River Ranch Specific Plan SP00 -001, City of Corona, California . Prepared for Western Realco. Report on file at Brian F. Smith and Associates, Inc., Poway, California.

2020 Paleontological Assessment for the Cypress/Slover Industrial Center Project, City of Fontana, San Bernardino County, California. Prepared for T&B Planning, Inc. Report on file at Brian F. Smith and Associates, Inc., Poway, California.

2020 Paleontological Monitoring Report for the Imperi al Landfill Expansion Project (Phase VI, Segment C-2), Imperial County, California. Prepared for Republic Services, Inc. Report on file at Brian F. Smith and Associates, Inc., Poway, California.

2021 Paleontological Assessment for the Manitou Court Logi stics Center Project, City of Jurupa Valley, Riverside County, California. Prepared for Link Industrial. Report on file at Brian F. Smith and Associates, Inc., Poway, California.

2021 Paleontological Resource Impact Mitigation Program for the Del Oro (T ract 36852) Project, Menifee, Riverside County . Prepared for D.R. Horton. Report on file at Brian F. Smith and Associates, Inc., Poway, California.

2021 Paleontological Assessment for the Alessandro Corporate Center Project (Planning Case PR-2020- 000519), City of Riverside, Riverside County, California . Prepared for OZI Alessandro, LLC .

Report on file at Brian F. Smith and Associates, Inc., Poway, California.

2021 Paleontological Monitoring Report for the Boardwalk Project, La Jolla, Cit y of San Diego .

Prepared for Project Management Advisors, Inc. Report on file at Brian F. Smith and Associates, Inc., Poway, California.

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SITE MAP
• N

NOT TO SCALE
Rincon CVD
CT 2024-0007/SDP
2024-0021/CDP 2024-0035
Map generated on: 11/4/2025
Exhibit 10
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1 Morgen Fry
From: Steve Linke <[email protected]>
Sent: Sunday, July 26, 2026 4:04 PM
To: City Clerk
Cc: Keith Blackburn; Teresa Acosta; Priya Bhat-Patel; Melanie Burkholder; Kevin Shin; Mike Strong
Subject: Public comments from ELUA for 7/28/2026 council meeting Attachments: 2026-07-28 CC non-agenda comment on proposed parking policy.pdf; 2026-07-28 CC Item 7 - CVD Rincon - ELUA comment.pdf
AƩached, please ﬁnd from Equitable Land Use Alliance a leƩer for non-agenda public comment and a second leƩer for Item #7 (the CVD Rincon project) that includes the ﬁrst leƩer as an aƩachment.

CAUTION: Do not open aƩachments or click on links unless you recognize the sender and know the content is safe.

All Receive - Agenda Item #_____
For the Information of the:

CITY COUNCIL
Date: ___________ CA ____ CC____
CM ____ ACM ____ DCM (3) ____
7 7/27/2026 x x
x x x
Equitable Land Use Alliance
300 Carlsbad Village Dr, PMB 108A-79
Carlsbad, CA 92008
J
uly 26, 2026
Re
: July 28, 2026 City Council Agenda Item #7: Rincon CVD project Mayor and Council:

The Rincon CVD project uses several state laws to avoid Carlsbad’s zoning regulations, development standards, and parking minimums, as well as CEQA environmental review. State density bonus laws are exploited to nearly double the allowed residential density on the project site from the city-allowed 26 units up to 50 units. In addition, associated mandatory waivers enable the building height to reach over 71 feet with five stories (compared to Carlsbad’s maximum of 45 feet with four stories), as well as significantly larger building mass and reduced parking space size.

Fur
ther, the project will add a large number of new vehicle trips to the already congested Carlsbad Village Drive, which is also supposed to serve as an emergency evacuation route.

However, the current General Plan Mobility Element prevents the city from requiring vehicle congestion mitigation, because it eliminated the congestion standard from this street. And the current General Plan Safety Element includes faulty/discredited capacity language that vastly overestimates vehicle throughput, putting Carlsbad’s residents’ safety at risk during emergency responses (emergency vehicle access and evacuation times)—a risk that is further heightened every time a new high-density project like CVD Rincon is approved.

E
quitable Land Use Alliance (ELUA) is calling upon the City Council to take the following actions:

1. R
equest a condition for CVD Rincon that would allow the city to restrict future access to off- site parking, should parking in the surrounding areas ever become a problem.

2. R
equest a written commitment from CVD Rincon to provide an electric bike share program.

3. I
ndependent of the project, direct staff to accurately assess the capacity of the evacuation s
treet network, revise the Public Safety Element accordingly, restore the vehicle congestion standard, and require future projects to assess overall congestion impacts and safety during emergency response/evacuation scenarios.

4. R
equire an emergency response/evacuation time safety study for CVD Rincon.

E
quitable Land Use Alliance 2

1. Request a condition to allow restriction of future access to off-site parking The bel
ow table shows the number of parking spaces being proposed for the project compared with what would normally be required under the Village-Barrio Master Plan (VBMP). Overall, only 50 of the required 110 spaces (45%) are being provided due to the developer’s invocation of Government Code Section 65863.2 (AB 2097): residential spaces are short by 18, zero of 21 guest spaces are provided, and commercial spaces are short by 21:

Parking type Project VBMP
requirement
Shortage
Residents 48 66 -18
Guests 0 21 -21
Commerical 2 23 -21
TOTAL 50 110 -60
A
s detailed in ELUA’s separate 7/26/2026 letter to the City Council (attached), AB 2097 applies to projects within one-half mile of “major transit,” which includes all train stations (in the case of CVD Rincon, the Carlsbad Village Train Station). The rationale behind the law is that residents, guests, employees, customers, etc. will forego vehicle ownership/usage and, instead, rely upon transit and other alternative modes of transportation. Materials provided by the applicant and in the staff report emphasize these aspects of the project that do not require vehicles.

Ther
efore, please ask the CVD Rincon applicant the following:
(a
) Do you believe that the 50 parking spaces and any additional spaces that could be added on-site in the future will be sufficient, such that the residents, guests, employees, and customers of your project will not need access to any off-site parking? (b
) If so, would you voluntarily agree to the following Condition of Approval? R
educed-parking project. A project approved with less than the city’s required minimum parking spaces is done so under the rationale that its users will forego vehicle ownership/usage for alternative modes of travel. Therefore, the city may exclude project users from any existing or future parking program that applies to off-site spaces, including on-street parking. The project’s status as a reduced- parking project must be disclosed to all potential users, including the potential lack of access to off-site parking and encouragement to use non-single occupancy vehicle modes of travel rather than individual vehicle ownership.

2. R
equest written commitment to provide an electric bike share program I
n a 2/3/2026 email from project representative Jonathan Frankel to ELUA (p.131 of the Planning Commission staff report), he stated: “In addition, we will provide an electric bike share program for residents.” Please ensure this promise is kept by putting it into writing.

E
quitable Land Use Alliance 3

3. S
afety during emergency response/evacuation scenarios
St
ate laws, including AB 747 (2019) and AB 1409 (2021), require local governments to identify the safety and capacities of evacuation routes under emergency scenarios, such as natural disasters. The Public Safety element of Carlsbad's General Plan addresses evacuation routes on pp.52-58. However, evacuations from the Village-Barrio area are not accurately reflected there.

The c
onclusion in the Public Safety element that evacuation routes are safe is based on the long-discredited and overly broad assumption that every vehicle lane in the city has a capacity of 1,800 vehicles per lane per hour (vplph), while the truth is that most lanes have half or less that capacity, depending on speeds, intersection density, etc. Given its narrow lanes and very high density of intersections, the capacity of Carlsbad Village Drive is probably closer to 400 vplph.

I
n addition, the city de-prioritized all streets in the Village-Barrio area away from vehicle usage, including Carlsbad Village Drive and Tamarack Avenue. So, even though these streets are designated as evacuation routes, they are no longer actively monitored for traffic levels or capacity.

Sta
ff should be directed to:
• Accurately assess the capacity of the evacuation street network • Revise the Public Safety Element accordingly
• Restore the vehicle congestion standard to all evacuation and other major streets • Require future projects to assess both overall congestion impacts and safety during em
ergency response/evacuation scenarios

4. R
equire an emergency response/evacuation time safety study for CVD Rincon.

The c
umulative effect of the many density bonus projects being built in the Village-Barrio area like CVD Rincon further exacerbates the safety concerns. There has been no quantitative assessment of evacuation safety or capacity, as required under state law—p articularly in the area around the project—and such an analysis should be done prior to approval.

T
hank you for your consideration,
ELUA Board of Directors
Steven Linke, PhD, Kris Wright, and Diane Bedrosian, MD Attachment: 7/26/2026 ELUA letter re: Proposed new policy/objective standard for reduced- parking development projects
Equitable Land Use Alliance
300 Carlsbad Village Dr, PMB 108A-79
Carlsbad, CA 92008
J
uly 26, 2026
Ca
rlsbad City Council
1200 Carlsbad Village Drive
Carlsbad, CA 92008
Re
: Proposed new policy/objective standard for reduced-parking development projects Dear Mayor and Councilmembers:

SUMMARY
P
arking space availability around the City of Carlsbad, particularly within the Village/Barrio area, is an escalating problem. At the same time, a growing number of development projects are seeking waivers of the city’s minimum on-site parking requirements (“reduced-parking projects”). Many of the requested waivers are mandatory based on state laws adopted under the assumption that users (e.g., residents, guests, employees, customers, etc.) of projects with higher densities and/or within one-half mile of transit will forego vehicle ownership/usage. Unless these somewhat dubious assumptions all pan out, though, the reduced-parking projects will exacerbate the parking problem, because new users will simply park off-site.

A
ccordingly, Equitable Land Use Alliance (ELUA) is calling on the city to help preserve existing neighborhood parking—and to honor the legislative intent of the state laws to decrease vehicle ownership, vehicle usage, and environmental impacts—by creating a new objective standard that can prohibit the users of any reduced-parking project from inappropriately using off-site parking.

I
f parking availability becomes a problem in the areas around reduced-parking projects, a parking program (e.g., charging a nominal annual fee for parking permits) could be implemented by the city, but, under the proposed new standard, users of the reduced- parking projects would not be eligible. The City of Carlsbad does not currently have a parking program, but the possibility has been raised in planning documents.

ATTACHMENT
E
quitable Land Use Alliance 2

DETAILS
R
educed parking minimums
S
tate density bonus laws allow projects built at elevated densities to provide fewer on- site parking spaces than required by city minimum parking standards, and state law AB 2097 allows projects within one-half mile of major transit to completely eliminate on-site parking regardless of city minimum parking standards. In other cases, the city can waive the parking minimum independent of state law.

E
xamples of actual reduced-parking projects to date in the Village/Barrio area include The Roosevelt (22 spaces short of the city minimum standard), Rincon Roosevelt (17 spaces short), and CVD Rincon (60 spaces short), with more in the review pipeline.

Resort View Apartments in District 4 also used state density bonus laws to avoid its parking minimum.

L
egislative intent of state reduced-parking laws
A
s described in detail in the City of Carlsbad’s Informational Bulletin IB-131 on AB 2097, the legislature assumed, based on academic research, that reduced parking space availability will shift people to alternative modes of transportation, thereby reducing vehicle ownership, vehicle miles traveled, and greenhouse gas emissions. Further, the language in the bill itself declares that minimum parking standards “…lead to an oversupply of parking spaces…and increased greenhouse gas emissions,” and that “…reduc ing unnecessary parking…is a matter of statewide concern…” H
owever, ELUA is not convinced that all projects with elevated densities or within one- half mile of major transit can achieve the legislature’s assumed reduction in vehicle ownership/usage, and that the new users of these projects may instead inappropriately use off-site parking spaces. This would both adversely affect parking in the surrounding neighborhoods and defeat the legislative intent.

C
onsistent with this concern, AB 2097 also includes the following exception: “…[A] city…may impose or enforce minimum automobile parking requirements…if the public agency makes written findings, within 30 days of the receipt of a completed application, that not imposing or enforcing minimum automobile parking requirements on the development would have a substantially negative impact, supported by a preponderance of the evidence in the record, on…[e]xisting residential or commercial parking...”
E
quitable Land Use Alliance 3
Proposed reduced-parking project policy/standard and condition of approval E
LUA proposes that the following policy (or similar) be added to the city’s objective standards and be uniformly applied to all reduced-parking projects through a Condition of Approval:

R
educed-parking projects. A project approved with less than the city’s required minimum parking spaces is done so under the rationale that its users (residents, guests, employees, customers, etc.) will forego vehicle ownership/usage for alternative modes of travel. Therefore, the city may exclude such users from any existing or future parking program that applies to off-site spaces, including on- street parking. For projects that include leased/rented units, this policy also may be coupled with a requirement to charge separately for parking to further discourage vehicle ownership. The project’s status as a reduced-parking project must be disclosed to all potential users, including encouragement to use non- single occupancy vehicle modes of travel rather than individual vehicle ownership and the possible lack of access to off-site parking and imposition of unbundled parking fees.

P
arking programs
P
arking programs exist in many cities around California, including Encinitas, San Diego, Fullerton, San Francisco, Los Angeles, Hermosa Beach, and Palo Alto. The last parking assessment study in Carlsbad recognized escalating parking issues and referred to possible future implementation of a parking program. Under a typical program, when parking space vacancy reaches a critical point (e.g., less than 15%), an area could request a permit program, if consensus is reached. Numbers of permits could be based on the number of residential bedrooms or other metrics. Typically, there is a nominal annual fee (less than $20) to cover administrative expenses.

C
onsistency with state laws and local plans
I
f deemed necessary, an inquiry could be submitted to the Department of Housing and Community Development (HCD) for review of this proposed policy, but HCD should not have any objections for the following reasons:
• T
he standard would uniformly apply to any development proposed with less than the city’s minimum parking requirement—not just those based on state laws. • The standard does not change the cost, design, or physical feasibility of any project.

Equitable Land Use Alliance 4
• The standard does not force the creation of more on-site parking than allowed by state law—it just restricts the users to the on- site parking that is provided by the developer who has determined that it should be sufficient. • The standard supports the underlying rationale and goals of state laws and Carlsbad’s General Plan and Climate Action Plan, addressing both housing and environmental concerns—to reduce vehicle usage and shift people to environmentally friendly alternative modes of travel.
• There is already an exception built into AB 2097 that allows a jurisdiction to impose its parking minimum, if the reduced parking would have a substantial adverse effect on parking in the area of a project.

Sincerely,

Steven Linke, PhD, President
On behalf of the ELUA Board of Directors

Equitable Land Use Alliance is a nonpartisan nonprofit group based in Carlsbad, CA. We are dedicated to educating, engaging, and empowering residents to take part in housing policy decisions. Our mission is to support community self-determination and encourage thoughtful, sustainable development.

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DATE OF PUBLIC HEARING: ·0lj \'/ 2--,( I /t)~
suBJEcT: '.\2,,nC-PV"I l <"6"\.LD c~t~h~ v~U~e. IJ:)rl~ CGp_J LOCATION: s'i200 Carlsbad Village Drive, Carlsbad, CA 92008 D Other: ------------------
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0 RECEI\/F D
JUL 21 2026
CITY OF CARLSt;;,.\:·;

CITY CLERK'S OFFIC E
Space above for Court Clerk's Filing Stamp
(i)
Cl'IY OF CAIWlBAD

NOTICEOFPUBUCHEARING
NOTICE IS HEREBY GIVEN to you, because your interest may be affected, that the City Coun cil 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, July 28, 2026, to consider approving a California Environmental Quality Act determination for a Class 32 Infill Exemption and ap proving a tentative tract map, CT 2024-0007; site development plan, SDP 2024-0021 ; and coastal development permit, CDP 2024-0035, to demolish a vacant bank building and construct a five-story :mixed-use building consisting of 3,801 square feet of commercial space, 50 residen tial condominium units and 50 covered parking spaces on a 0.72-acre property located at 840 Carlsbad Village Drive in the northwest quadrant of the city, the Village & Barrio Master Plan area and Local Facilities Management Zone 1, and more particularly described as:

Parcell:

The east half of Lots l through 4 inclusive, in Block 56 of Carlsbad, in the City of Carls bad, county of San Diego, state of California, according to Map No. 775, filed in the Office of the County Recorder of San Diego County, February 15, 1894.

Except therefrom any portion lying within the west 70.00 feet of said lots.

Parcel 2:

Lots 5 through 11 inclusive, in Block 56 of Carlsbad, in the City of Carlsbad, County of San Diego, State of California, according to Map No. 775, filed in the Office of the County Recorder of San Diego County, February 15, 1894.

Whereas, on May 6, 2026, the City of Carlsbad Planning Commission voted 6-1 to recommend approval of a tentative tract map, site development plan, and coastal development permit.

Those persons wishing to speak on this proposal are cordially invited to attend the public hear ing. Copies of the staff report will be available on and after Friday, July 24, 2026, on the city's website, https ://www.carlsbadca.gov/city-hall/_meetings,-agendas. If you have any questions, please contact Senior Planner Edward Valenzuela in the Planning Division at edward.valenzu [email protected] or (442) 339-2624. 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 tentative tract map, site development plan, and coastal development permit 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: CT 2024-0007/SDP 2024-0021/CDP 2024-0035 (DEV2024-0004 ) CASE NAME: Rincon CVD
PUBLISH: July 17, 2026
CI1Y OF CARLSBAD I CITY COUNCIL
07/17/2026 CN 32721

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, July 28, 2026, to consider approving a California Environmental Quality Act determination for a Class 32 Infill Exemption and approving a tentative tract map, CT 2024-0007; site development plan, SDP 2024-0021; and coastal development permit, CDP 2024-0035, to demolish a vacant bank building and construct a five-story mixed-use building consisting of 3,801 square feet of commercial space, 50 residential condominium units and 50 covered parking spaces on a 0.72-acre property located at 840 Carlsbad Village Drive in the northwest quadrant of the city, the Village & Barrio Master Plan area and Local Facilities Management Zone 1, and more particularly described as:

Parcel 1:

The east half of Lots 1 through 4 inclusive, in Block 56 of Carlsbad, in the City of Carlsbad, county of San Diego, state of California, according to Map No. 775, filed in the Office of the County Recorder of San Diego County, February 15, 1894.

Except therefrom any portion lying within the west 70.00 feet of said lots.

Parcel 2:

Whereas, on May 6, 2026, the City of Carlsbad Planning Commission voted 6-1 to recommend approval of a tentative tract map, site development plan, and coastal development permit .

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 Friday, July 24, 2026, on the city's website, https://www.carlsbadca.gov/city-hall/meetings -agendas. If you have any questions, please contact Senior Planner Edward Valenzuela in the Planning Division at edward.valenzuela@carlsbadca .gov or (442) 339- 2624. 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].

CASE FILE: CT 2024-0007 /SDP 2024-0021/CDP 2024-0035 (DEV2024-0004) CASE NAME: Rincon CVD
PUBLISH: July 17, 2026

CITY OF CARLSBAD I CITY COUNCIL

PROCEDURES

1. Staff Presentation

2. City Council questions on staff
presentation

3. Applicant presentation (10 Min.)

4. City Council opportunity to ask
questions of applicant

5. Open public testimony

6. Close public testimony

7. Staff and Applicant response (if
necessary)

8. City Council discussion

9. City Council vote
1 Eric Lardy, Assistant Director of Community Development Edward Valenzuela, Senior Planner
July 28, 2026
Rincon CVD
CT 2024-0007/SDP 2024-0021/CDP 2024-0035
Rincon CVD
3 TONIGHT’S PRESENTATION
• State housing laws
• Project overview
• Public comments and responses
3 Rincon CVD
4 STATE HOUSING LAWS
• Cities have traditionally had control over land
use and zoning
• In recent years, not enough housing has been
built to meet the demand
• State has intervened with new laws

Rincon CVD
5 STATE HOUSING LAWS
Four significant state laws affect this project
• Housing Accountability Act
• Housing Crisis Act
• Density Bonus Law

Rincon CVD
• Stated purpose – to significantly increase new
housing by curbing a local government's ability
to deny or effectively deny housing projects
• Must be interpreted and implemented in favor
of approving housing projects
• Encourages infill developments

HOUSING ACCOUNTABILITY ACT
6 Rincon CVD
• Cities may only require objective design
standards
• Community character is subjective
• Cannot deny a housing development project or
impose conditions that results in lower density
“Unless the project would have a specific,
adverse impact on public health or safety”

HOUSING ACCOUNTABILITY ACT
7 HOUSING ACCOUNTABILITY ACT
8 Rincon CVD

PUBLIC HEALTH/SAFETY FINDING
Significant, quantifiable, direct and unavoidable
impact based on objective, identified written public
health or safety standards as they existed on the date
the application was deemed complete.
9 Rincon CVD

PUBLIC HEALTH/SAFETY FINDING
The Legislature anticipated that the conditions
creating a specific, adverse impact would arise
infrequently.
10 Rincon CVD
HOUSING CRISIS ACT (SB 330)
• Codes and fees in place when application was
first filed apply
• Shot clock for application review
• No more than 5 meetings, including required
community meetings
• No net-loss of housing
• Prohibits housing caps and moratoriums
11 Rincon CVD

DENSITY BONUS LAW
• Legal right to increase density
• May achieve a 50% increase with as few as 15%
units affordable
• An additional 50% increase with additional
moderate-income units
• Allows reductions in development standards
12 Rincon CVD
13 DENSITY BONUS

ITEM 7 - CARLSBAD VILLAGE MIXED USE
14 DENSITY BONUS

Rincon CVD
2025 California Budget CEQA Bills
(A.B. 130 and S.B. 131)
• New Infill Housing Exemption (under 20 Acres)
• Streamlining for “Near Miss” Projects
• New statutory exemptions
15 Rincon CVD
• City Council Approved Housing Element
(April 2021) and Rezoning Program (2024)
• HCD will require reconsideration of a
project.
• HCD has the ability to review Housing
Elements
• Can “Decertify” Housing Elements
• Makes City Subject to “Builders Remedy”
16 Housing Element Compliance

MORE INFORMATION
17 Rincon CVD
• City Council has approved various plans for
the Village and Barrio since the 1990s
• Most recent Plan approved in 2019
• Extensive public outreach
• Strong desire to maintain community
character
18 CARLSBAD VILLAGE DEVELOPMENT

Existing Setting
• 840 Carlsbad Village Dr.
• 0.72 acres
• Village Center (VC) District, VBMP
• 28-35 du/ac
• Mixed use buildings up to 45’
permitted with a Site Development
Plan
Rincon CVD
• Five-story, 92,593 SF mixed-use
building
• 63’-6” tall building, 71’-2” with
roof protrusions
• Ground floor commercial
• 50 residential condominiums,
including 8 affordable housing
units
• Density Bonuses
• 50% for 4 very-low units
• 50% for 4 moderate units
• 92% utilized
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Project Features
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Rincon CVD
Density Bonus Calculation
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23 23
Base Maximum Density/Number of Units:
35 DU/AC X 0.72 AC = 26 units
Density Bonus:
92% Density Bonus = 24 additional units
• Total units proposed = 50 units
• 15% of base number of units required to be affordable at very-low-income = 4 units
• 15% of base number of units required to be affordable at moderate-income = 4 units (AB 1287)
• Resulting density is 69.4 dwelling units per acre

STATE DENSITY

BONUS LAW
Rincon CVD
24 24

STATE DENSITY

BONUS LAW-
WAIVERS • 6 waivers requested
• 1 incentive requested
• Implementation of development standards would
preclude development of the project as proposed
• Waivers are necessary to achieve requested number of
units/density
• No health and safety impact and do not violate
state/federal law
• Required affordable housing provided
Density Bonus
Rincon CVD
25 25

STATE DENSITY

BONUS LAW-

WAIVERS
Section Standard/Requirement Proposed
VBMP 2.7.1(G)(1) Limits building height to 45’ 63’-6” building height VBMP

2.7.1(G)(3)(a)
Limits 30% of 4th story front elevation
to 0’ setback; remaining area required
to be setback 10’
100% of 5
th story Jefferson Street-
facing facade at a 0-foot setback. 100%
of 5th story CVD façade at a 10-foot
setback.

VBMP

2.7.1(G)(3)(b)
Limits enclosed 4th floor area to 80% of
less of 3rd floor footprint
92% of 5th floor area to be enclosed.

VBMP 2.7.1(H)(1) 5’ plane change every 40’ on front
elevation and change in roofline
Building facades range in length from
42” – 69’
Rincon CVD
26 26

STATE DENSITY

BONUS LAW-

WAIVERS
Section Standard/Requirement Proposed
VBMP

2.7.1(I)(1)
New ground floor street frontage uses
shall have a minimum average building
depth of 25’.

Retail along CVD to have a depth of
22’. Retail along Jefferson St to have an
average depth of 21’-8”.

Parking Ord.,
CMC Section

21.44.060(A)(3)
Minimum parking stall size of 8.5’ wide
x 20’ deep
2’ reduction in length of standard
parking stalls.

Incentive Commercial Parking: 1 space per 170
sq ft (restaurant use, 23 spaces)
1 space per 415 sq ft (retail use, 10
spaces)
Remove all commercial parking
requirements under the VBMP Section

2.6.6 Parking
Rincon CVD
27 27

INCLUSIONARY

HOUSING
Proposed Affordable Units:
 4 very-low-income and 4 moderate-income
 Satisfies State Density Bonus Law and Inclusionary Housing Ordinance requirements
Affordability
Requirement
Basis for
Requirement
Determination Required
Affordable Units
Density Bonus Government Code
Section 65915
15% of base units
for very-low
income
15% of base units
for moderate-
income
4 very-low-income
units (15%)
provided
4 moderate-
income units
(15%) provided
Inclusionary
Housing
Carlsbad
Municipal Code

21.85 15% of base units
for low-income
required
4 very-low-income
units (15%)
provided
Ground Floor
• 3 commercial tenant spaces
totaling 3,801 square feet
• 50 parking spaces
• Vehicle garage entrance
• Lobby/entrance for
residential units
• Long-term and short-term
Bike Storage

2nd floor
Common
Courtyard
• 50 units
• 19, one-bedroom
• 19, two-bedroom
• 12, three-bedroom
• Private decks for each unit
• Common rec space on 2nd
and 5th floor

Rincon CVD
• AB 2097
• City cannot enforce minimum parking
requirements within a ½ mile radius of a major
transit stop
• Parking based on builder preference and market
demand
• 66 residential spaces and 23 commercial spaces
required without AB 2097
30 Parking

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• 50 total parking spaces provided
• 48 residential parking spaces
• 27 EV ready space; 5 EV charging stations
• 1 Van Accessible EVCS; 1 Standard accessible EVCS
• 2 commercial parking spaces
• Density Bonus Incentive to waive commercial parking
• Project voluntarily provides 1 van accessible space
and 1 van accessible EVCS space
31 Provided Parking

Rincon CVD
• Consistency with Policy 84
• Project website launched 10/5/24
• Sign posted & early public notice sent 10/7/24
• Commercial tenant notice sent 2/14/25
• Stakeholder meeting held 2/18/25
• Additional notice sent 8/25/25
• Exhibit 7 is Outreach Report
32 Public Outreach/Notification

Rincon CVD
Planning Commission Hearing and
Recommendation
• Residential Units becoming short-term vacation
rentals
• Additional traffic
• Number of parking spaces provided
• Construction worker and tenant parking
ELUA Correspondence
• Short-term vacation rentals
• HOA rates
• Electric Bike Program
• Parking Condition
• Safety Element
• Evacuation Plan
Rincon CVD
ELUA Correspondence
• Residential Units becoming short-
term vacation rentals
• HOA Rates for affordable units
Rincon CVD
ELUA Correspondence
• Electric bike share program
• Request for a parking condition
Rincon CVD
Rincon CVD
Request for Additional Project Conditions
• Government Code § 65589.5 (f) addresses the manner in which cities can impose standards or conditions on projects. • Government Code Section 65863.2 prohibits the city from imposing or enforcing any minimum automobile parking
requirement on developments located within one-half mile of public transit.

PUBLIC SAFETY ELEMENT COMPLIANCE
• Senate Bill 99 (Gov’t Code
§65302(g)/PRC § 4290.5:
• Address evacuation routes
• Identify residential developments with
restricted ingress/egress
• Assembly Bill 747 (Gov’t Code
§65302.15)
• Identify evacuation routes and their
capacity, safety, and viability under a range
of emergency scenarios
• CalFire reviewed, approved of update 38

Rincon CVD
39 39
CEQA Class 32 In-fill Exemption
• Recommending approving a California
Environmental Quality Act determination for a
Class 32 In-Fill Exemption
• Project predates the Housing Infill Exemption

Rincon CVD
In-fill Exemption Criteria
• The Consistent with General Plan and zoning
• Less than 5-acre infill site
• No habitat for endangered, rare, or threatened
species
• No significant traffic, noise, air, or water quality
impacts
• Adequate utilities and public service
CEQA
ITEM 2 – Project Consistency
Consistent with General Plan, Zoning
Code & Village & Barrio Master Plan
Density bonus waivers and incentive
comply with state density bonus law
findings
Requisite inclusionary housing
requirements satisfied
Structures proposed to be demolished
are not listed on national, state or local
historic register
Rincon CVD – Recommendation
ADOPT a resolution approving a CEQA Class 32
Infill Exemption, a Tentative Tract Map, Site
Development Plan, and Coastal Development
Permit based on the findings and subject to
conditions.

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• The applicant has agreed:
• Condition 72 added to City Council Resolution
(Exhibit 1)
Prior to occupancy of the first residential unit,
the project will offer to install and if accepted
install mechanical lifts to provide 23 additional
spaces to serve the residential units, assigned
proportionally to the market rate and affordable
units.

Evidence of compliance will be provided to
the City Planner.
1 Parking

CITY OF CARLSBAD

COUNCIL MEETING
JULY 28, 2026
AGENDA #7 840 CARLSBAD VILLAGE DR.

Kris Wright
Equitable Land Use Alliance (ELUA), nonprofit

840 CARLSBAD VILLAGE DRIVE

PROJECT LOCATION

840 CARLSBAD VILLAGE DR PROJECT

WHAT CAN WE DO???
California Code, Vehicle Code -VEH § 22507
• Cities have the legal authority to create local parking rules. • RPP (Residential Parking permit programs) issued by cities to residents or merchants.

ELUA asks that the Council consider an RPP after the results of the new parking study is finished for the Village (~1 year). The standard would uniformly apply to any development proposed with less than the city’s minimum parking requirement, not just those based on state laws. • In the meantime we ask the City Council to require a CONDITION OF APPROVAL for all residential projects that ARE BELOW CITY PARKING STANDARDS:

THANK YOU!
ELUA is very concerned that we have a critical parking issue in the Village.

We are asking the Council to act NOW, before the results of the parking study return.

We need NO ACTION now with regard to a City parking permit (RPP) for the Village. That may occur IF the Parking Study warrants action.

We ask that you require a Condition of Approval NOW to require ongoing residential developments that choose to not provide on site parking to City code will NOT be eligible for any *FUTURE* (if any) Street parking program.

This standard does not change the creation of more on-site parking than allowed by state law and supports the rationale and goals of State laws and Carlsbad’s General Plan & Climate Action Plan to reduce vehicle usage and shift people to environmentally friendly alternative modes of travel.

Carlsbad City CouncilJuly 28, 2026

Carlsbad City Council
July 28, 2026