Image Credit: Atlantis Group
(North County Beat) – A proposal to construct 218 apartments within two five-story buildings, featuring separate ground-floor retail spaces, received support on Wednesday. The new development aims to replace the aging Smart & Final shopping center located on the periphery of Carlsbad’s downtown Village.
The project faced significant opposition from local residents. Concerns were raised about the potential impact on the area’s small-town charm, increased noise and traffic, and the loss of essential services such as the pharmacy, hardware store, bakery, and laundromat, all conveniently located within walking distance for many.
Despite these concerns, the Carlsbad Planning Commission voted 5-2 to recommend the City Council approve the project. Commission Chair William Kamenjarin and Commissioner Alicia Lafferty were the dissenting votes.
Commissioner Lafferty highlighted the issue of creating a “food desert” with the removal of the grocery store, emphasizing the increased difficulty for residents to access fresh groceries, which could lead to health problems. She also noted that the site’s proximity to Interstate 5 would result in noise pollution, preventing residents from opening their windows for fresh air.
Several commissioners expressed concerns regarding the height and density of the buildings but noted that state laws designed to address California’s housing shortage left them with little choice but to support the project. Commissioner Dave Hubinger remarked, “Legally, we have to support the project,” given its provision of low-income housing and compliance with state and local guidelines.
The two apartment buildings will open onto Oak Avenue at the rear of the current shopping center. Two single-story commercial buildings, totaling 13,800 square feet, will face Carlsbad Village Drive. One is expected to house a grocery store, though it will be much smaller than the existing Smart & Final, while the other building will feature several retail shops.
Al Wanamaker, a longtime local business owner, voiced the sentiments of many residents, stating that the development would threaten essential businesses. “I see this project as another nail in the coffin of what it means to be a village,” Wanamaker said.
In contrast, representatives of the business community were optimistic. Carlsbad Chamber of Commerce President and CEO Bret Schanzenbach pointed out that the existing Smart & Final is among the chain’s worst-performing stores in California and would have closed two years ago had the rent not been reduced due to the impending development. Schanzenbach expressed enthusiasm for the project, calling it “aesthetically pleasing” and beneficial for the community.
Erik Bruvold of the San Diego North Economic Development Council emphasized the importance of adding housing to Carlsbad, which saw a significant disparity between new jobs and new homes from 2013 to 2023. “The opportunity to add housing is important,” Bruvold said, even if it necessitates taller buildings. He argued that to address the housing shortage, “we have to go vertical.”
Although Carlsbad’s downtown buildings are typically limited to four stories, state housing laws permit five stories for this project because it includes 27 low-income apartments. Project manager Jonathan Frankel explained that the layout, which places the single-story buildings along Carlsbad Village Drive, aims to avoid a “tunnel effect” and enhance retail success.
“We are grateful to the Planning Commission for recommending approval of this proposal and for recognizing its many benefits,” Frankel said. He described the project as a well-designed development that will revitalize the property and serve as a welcoming gateway into the Village. The proposal is set to be presented to the City Council next month.
The development will feature a mix of studio, one-, two-, and three-bedroom apartments. A five-story garage, accessible only to residents, will provide parking. Sidewalks in front of the building will be widened to 16 feet to encourage foot traffic and accommodate patios and seating areas.
A 7-Eleven store and gas station on the corner of the property, owned separately, are not part of the development and will stay.
