CARLSBAD — Over residents’ steadfast objections, the Carlsbad Planning Commission has recommended that the council approve plans to demolish and replace Carlsbad Village Plaza with a mixed-use development.
At a July 17 meeting, the commission voted 5-2 to support Tooley Asset Services Company’s proposal to raze the 4-acre retail center, which currently houses businesses like Smart and Final, Texas Wine and Spirits, Golden Tee Cocktail Lounge, and 7-Eleven.
The new development will consist of two five-story buildings with 218 rental apartments — 27 of which will be reserved for very low-income households — and a five-story parking structure with 289 spaces, including electric vehicle parking. The commercial portion will consist of two single-story buildings with restaurants and shops in front of the housing units along Carlsbad Village Drive.
“We are grateful to the Planning Commission for recommending approval of this proposal and for recognizing its many benefits,” said Jonathan Frankel, project manager for Tooley Interests. “By delivering much-needed housing along with a market and other neighborhood-serving shops and services, this thoughtfully designed project will create a welcoming gateway into the Village and breathe new life into a property in need of revitalization.”
Residents of the local group Save Carlsbad Village Plaza packed into the meeting room to express their opposition. Some members of the grassroots effort held signs and wore shirts urging the commission to “Save Carlsbad Village Plaza” and to “respect Old Carlsbad.” Others held up cards indicating agreement or disagreement with various points throughout the meeting.
Over a dozen public speakers spoke against the project at the meeting, which was continued last month to allow residents to develop additional evidence of negative traffic impacts and the owner’s lack of public outreach. After working with Clyde Wickham, a retired engineer for the city of Carlsbad, residents presented calculations challenging city staff’s claim that the development would reduce vehicle miles traveled, or VMT.
Others urged the commission to ask the council to overturn the project’s CEQA exemption, forcing the city to conduct an independent environmental impact review analysis.
City Attorney Allegra Frost responded to local feedback and concerns, noting that the commission would have to make detailed findings related to public health and safety risks to deny a project or waiver.
“The express goal of the state was to prevent local jurisdictions from delaying or denying housing projects, specifically ones that include affordable housing,” Frost said.
Residents also argued that closing Smart and Final would disproportionately affect area seniors who buy groceries and medicine there. According to Bret Schazenbach, CEO of the Carlsbad Chamber, Smart and Final corporate was already preparing to close the location as one of the lowest-performing stores in the state.
Schanzenbach agreed with the residents who don’t want to lose the character of the Village, but he also believes the project will bring a sustainable, aesthetically pleasing and easily accessible shopping center to the area.
“It’s going to bring beautiful, fresh retail and at the same time it’s being done in a sensitive way,” Schanzenbach said, who called upon the Planning Commission to approve the recommendation.
After public comments and questions to city staff, the commission found insufficient evidence to determine the project posed health and safety hazards and agreed to recommend it for council approval. While most commissioners expressed concerns about the project, they acknowledged its benefits, such as more affordable housing and new commercial buildings.
The commissioners ultimately said state housing laws have limited the city’s ability to deny housing projects.
“It’s really a clash of between Sacramento and the city,” Commissioner Dave Hubinger said. “And it’s disheartening to hear all the (community) issues. But legally, we have to approve this project, in my opinion.”
“There are pluses and minuses of this project but when you consider what the state law requires, and it does tie our hands in some respects, I think we have little choice but to approve this project,” Commissioner Joseph Stine said.
Commissioners Alicia Lafferty and William Kamenjarin disagreed, citing concerns about poor air quality next to the freeway and the impact of removing a grocery store from area residents.
“This project will remove amenities from the village of Carlsbad which removes the reason to live in the Village,” Lafferty said. “I don’t think that’s the way we want to go for our community.”
Kamenjarin said there was evidence of health and safety concerns, including traffic and insufficient public outreach, and found the project incompatible with the city’s general plan and surrounding community.
“I really wish my fellow commissioners would just take a moment to think about what we’re doing here. I mean, think about the future,” Kamenjarin said. “There’s so much wrong with this project. It’s a good-looking project. When I used to live in West LA, I might’ve liked it. But not here. Not in my town.”
Martin Danner, a resident who has led the Save Carlsbad Village Plaza movement and started an online petition that has gathered nearly 2,000 signatures, said residents will continue to advocate for the plaza’s survival.
“This decision of the Planning Commission was disappointing, but it was not unexpected,” Danner said. “And this is just one step in the approval process.”
Danner felt the commission’s decision overlooked many residents’ issues with the project, citing California housing legislation as a limiting factor.
“This commission has been eviscerated, and they need to take a stand at some point,” Danner said. “They need to say enough is enough and recommend to the city council that we must push back on this sort of thing. But, they chose not to.”
