Carlsbad sends time-share concept back for redesign
North County Times
By: Barbara Henry

November 7, 2007

Project Along Agua Hedionda Lagoon Called Too Dense

CARLSBAD -- The city's planning commissioners were unanimous in their view Wednesday that a proposed 26-unit, time-share condominium project will need redesigning if it is to fit with the surrounding residential neighborhood along Agua Hedionda Lagoon.

But there was little agreement on what size structure would be acceptable for the 1-acre site at 4509 Adams St. in Carlsbad. Now home to a mostly inactive private boating club, the site is zoned for tourist-serving uses but is surrounded by several single-family homes.

Commissioners said they could support the developer's concept of time shares, or short-term units owned by multiple people, but they differed on how units many they would accept.

Commissioner Bill Dominguez said he could support no more than 19 units, Commissioner Marty Montgomery said 12 to 14 units could work. Others said they weren't sure what type of plan would meet the property's unusual zoning, yet fit in with the surrounding neighborhood.

"I have absolutely no idea what is going to be compatible," Commission Chairwoman Julie Baker said, urging the applicants to work out something with the neighbors.

Bob Ladwig, a consultant representing property owners Jim Courtney and Michael Pfankuch, said his clients were willing to redesign their proposal. They have already anticipated cutting the number of units, he said.

The current plans call for a 40,500-square-foot, three-story structure atop a 17,000-square-foot, underground parking garage. The city's Planning Department had recommended that the project be denied a conditional-use permit, arguing that it contained too many units, was too tall and didn't fit in with the surrounding neighborhood.

At Wednesday's meeting, audience members appeared divided over the issue. Two Adams Street homeowners said the proposal was better than what was on the site now, but other neighbors said it would destroy their views, cause traffic troubles and reduce their property values.

Supporters included developer John Simons, who's building a condominium project in Agua Hedionda's Snug Harbor area to the west, and former Councilwoman Norine Sigafoose.

Simons and Sigafoose, who owns a small waterfront hotel, called the proposal the "highest and best use" of the parcel. They noted that a single-family home parcel to the east had been "down-zoned" -- prior to 1991, that lot had the same zoning as the Carlsbad Boat Club parcel.

Opponents included a family that lives across the street, and the Bristol Cove Homeowners Association that represents hundreds of homeowners east of the project.

Robert Phillips, who lives across the street, called the proposal an "enormous, monolithic project" with a flat-roof and commercial-style architecture totally out of character for his upscale neighborhood.

Dolores Kaulbach, the Bristol Cove representative, said time-share occupants wouldn't treat the lagoon with respect, while Todd Cardiff, a lawyer representing some of the property owners, said the place would be worse than a hotel because hotel guests could at least be kicked out if they're unruly.

Commissioners decided to put the item on hold, to return to them once a revise has been worked out.

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