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HomeMy WebLinkAbout2001-05-15; Housing & Redevelopment Commission; Resolution 3421 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 HOUSING AND REDEVELOPMENT COMMISSION RESOLUTION NO. 342 A RESOLUTION OF THE HOUSING AND REDEVELOPMENT COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA APPROVING THE WORK PLAN FOR DEVELOPMENT OF A LAND USE STRATEGY AND MASTER PLAN FOR THE SOUTH CARLSBAD COASTAL REDEVELOPMENT PROJECT AREA AND AUTHORIZATION TO STAFF TO DISTRIBUTE A REQUEST FOR PROPOSALS FOR RELATED CONSULTANT SERVICES, AND ADVERTISEMENT FOR INTERESTED PERSONS TO PARTICIPATE ON A 17 MEMBER CITIZEN’S ADVISORY COMMITTEE TO ASSIST IN DEVELOPMENT OF THE SUBJECT LAND USE STRATEGY AND MASTER PLAN. WHEREAS, on July 18, 2000, the City Council and Housing and Redevelopment Commission took the necessary actions to adopt a redevelopment plan for the South Carlsbad Coastal Redevelopment Area, and WHEREAS, the boundaries of the South Carlsbad Coastal Redevelopment Project Area have been established and a second redevelopment area for the City of Carlsbad has been legally created; and WHEREAS, as one of the City Council goals for fiscal year 2000-2001, a goal was set forth to develop and initiate implementation of a work plan which would outline the steps to be taken by the Carlsbad Redevelopment Agency to develop a Land Use Strategy and Master Plan for the South Carlsbad Coastal Redevelopment Project Area; and WHEREAS; staff has developed a work plan which includes the need for outside consultant services and the establishment of a Citizen’s Advisory Committee to assist in development of a Land Use Strategy and Master Plan for the South Carlsbad Coastal Redevelopment Project Area. NOW, THEREFORE, BE IT RESOLVED by the Housing and Redevelopment Commission of the City of Carlsbad as follows: 1. The Work Plan prepared for development of a Land Use Strategy and Master Plan for the South Carlsbad Coastal Redevelopment Area attached hereto as Exhibit “2”, is hereby accepted and approved, and the Executive Director of the Carlsbad Redevelopment Agency or appropriate designee is authorized to proceed with implementation of the subject Work Plan. 2. The Request for Proposals for development of a Land Use Strategy and Master Plan for the South Carlsbad Coastal Redevelopment Area attached hereto as “Exhibit 3”, is hereby accepted and approved, and the Executive Director of the Carlsbad Redevelopment Agency or appropriate designee is hereby authorized to proceed with efforts to distribute the Request for Proposals for private Consultant services to provide required assistance as outlined within the Work Plan for development of a Land Use Strategy and Master Plan for the South Carlsbad Coastal Redevelopment Project Area. C:\WINDOWS\TEMP\SCCRA Workplan AB Reso.doc 1 3. The Housing and Redevelopment Commission hereby approves the application process for appointment of a seventeen (17) member Ad Hoc Citizen’s Advisory Committee, to assist with development of a Land Use Strategy and Master Plan for the South Carlsbad Coastal Redevelopment Project Area, and hereby approves the membership of the Committee which shall consist of: 1) a City Planning Commissioner or Design Review Board Member; 2) a City Parks and Recreation Commissioner; 3) two residents each from the Southeast, Northeast and Northwest Quadrants of the City; 4) a resident representative from the Terramar, Solamar, Lanikai Lane, and San Pacific0 Homeower Associations; 5) a resident within the Ponto Area; 6) a business owner within the Ponto Area; 7) a property owner within the Ponto Area; 8) a representative from Cabrillo Power; and 9) a representative from Sempra Energy/San Diego Gas and Electric. All members of the committee shall be required to be full-time residents and registered voters of the City of Carlsbad. 7 4. Staff is authorized to distribute appropriate materials to obtain applications from interested 8 parties to serve on the proposed Ad Hoc Citizen’s Advisory Committee, and to return those completed applications to the Chairman of the Housing and Redevelopment Commission for appointment consideration at a later date. 9 n 10 PASSED, APPROVED AND ADOPTED at a regular meeting of the Housing and 11 Redevelopment Commission of the City of Carlsbad, California, on the 15th day of May 2001, by the l2 following vote, to wit: 13 14 AYES: Commission Members Lewis, Finnila, Nygaard and Hall. NOES: None. 16 17 18 19 ABSENT: Commission Member Kulchin. ABSTAIN: None. 20 21 ATTEST: 24 RAYMOND R. PATCHETT, Secretary C:\WINDOWS\TEMP\SCCRA Workplan AB Re.so.doc 2 SOUTH CARLSBAD COASTAL REDEVELOPMENT PROJECT AREA WORK PLAN FOR DEVELOPMENT OF A MASTER PLAN I. Introduction On July 18, 2000, the City Council and the Housing and Redevelopment Commission took the action necessary to adopt a redevelopment plan for the South Carlsbad Coastal Redevelopment Project Area. Adoption of this plan established the boundaries for this redevelopment project area, and effectively created a second redevelopment project area for the City of Carlsbad. The key redevelopment goals/objectives set forth within the approved Redevelopment Plan include the following: r a Facilitate &$&&&&p~~~t &‘t& $&c& P&&r &,&‘:@:a~ small&, moii ‘&&&n~‘&y~~ generating plant. Utiiize excess pr!operty for projects that provide both ‘ti ~private. and public benefit. ,: ,z’ i i 2: jz “, (_ )‘ iQi/;: jb l Provide funding for the ,~e&gnment of &&bad Bo&vard which will:, y&&$%&&s property thatZcould facilit~te,‘expans~on ‘of existing regreational facilitie$&!&or provide ‘for other recreational facilities, and#& development of cultural facil@es or other put&z facilities. s’s :i t( ‘ii ; ‘_‘ ‘I,, ,ij, 1,) #/_liB 3 ! ’ j‘ ,C‘ 0’ : IiS :z l ‘Revitaliie,‘redev~~~~“gndjor g&m-&~ clean up the Ponto At%+& ’ ’ , , “ ‘” :_ ‘: & ,,‘I’ ,i, .I~. ,j( ‘,s { l Enhance commercial~,and g$&eational functions/activities throu@ouf the Redevelopment Area* ,” _,L_1- ,_, 1 :I$ ! , p, 2 , ,pi ’ ,,:, i ,!, 7 <i’ f ;*j:;:i,i:? _( ;, 4;:: , ; l Increase parking and open space amenjties. : ;$:, : i ‘p;~;;$ * .‘:_ : ___ :j :I/, _>I((’ ‘, As part of the public hearings held to discuss the adoption of the South Carlsbad Coastal Redevelopment Area, staff and the City Council indicated that follow-up activities would include the development of a comprehensive and integrated Land Use Strategy and Master Plan for the area. The following work plan has been developed in an effort to outline the steps to be taken by the Carlsbad Redevelopment Agency to develop the desired Land Use Strategy and Master Plan for the South Carlsbad Coastal Redevelopment Project Area for the purpose of accomplishing the various goals and objectives set forth above. II. Status of Current Activities/Efforts/Studies/NePotiations Because there are currently a variety of activities already occurring as related to redevelopment of the South Carlsbad Coastal Redevelopment Area, this section will provide a status report on existing, on-going efforts/studies/negotiations for information purposes as related to 1) redevelopment of the Encina Power Plant, 2) realignment of Carlsbad Boulevard, 3) revitalization of the Ponto Area, and 4) various other projects including negotiations with San Diego Gas and Electric for development of their commercially-zoned property. Encina Power Plant A staff team, led by Frank Mannen (Assistant City Manager), has been discussing redevelopment of the Encina Power Plant site for nearly two years with the current owners, Cabrillo Power SCCRA Master Plan - Work Plan Page 2 (Dynegy/NRG). To date, an agreement has not been reached with Cabrillo Power. However, the City has indicated its position and has a goal to enter into a Memorandum of Understanding for any improvements or redevelopment of the site. The City and Redevelopment Agency’s objective is to work towards the complete demolition of the existing Power Plant at its current location on the existing site and provide for construction of a new, physically smaller Plant towards the rear of the existing site. The City and Agency’s top preference is to have the new Power Plant constructed within the area between the railroad tracks and Interstate 5, which is east of the existing Plant site. With demolition of the existing Power Plant and construction of a new Plant to the rear of the existing site, excess development property will be created which is located in a prime coastal location. It is staff’s opinion that this excess property could be used for both private and public land uses. Following is a list of ideas generated by staff for potential use of the excess property: l Public Parking. l Public Recreational (Passive or Active) Facilities l Private Development with a Public Benefit, such as Marine Research with Aquarium l Private Development with a Commercial Benefit, such as a restaurant or hotel. A combination of some or all of the above uses may be most appropriate for the excess property created by redevelopment of the Power Plant. It is also important to note that a feasibility study is currently being conducted which has identified the Power Plant property as a possible site for a future Water Desalination Plant. Due to the importance of electrical energy and water to the San Diego Area, and specifically Carlsbad, it is important to identify the appropriate timing and process to coordinate the discussions regarding redevelopment of the Encina Power Plant property with the establishment of the larger Master Plan for the entire redevelopment area. Cabrillo Power is currently completing engineering and other studies to determine the feasibility of demolishing the existing plant and constructing a new plant at the desired alternate location. Therefore, it will be beneficial for the Redevelopment Agency to wait until these studies are complete before proceeding with detailed land use planning for the Power Plant and related properties. San Dieno Gas & Electric Properties A staff team consisting of the Community Development Director (Marty Orenyak) and the Planning Director (Michael Holzmiller) have been meeting with San Diego Gas and Electric to discuss future plans for the 48-acre parcel east of Interstate 5 which is zoned for commercial development, and includes property identified by the City as desirable for public use purposes. This staff team has been more specifically discussing a lot line adjustment and other activities which would potentially result in the slight reconfiguration of the 48-acre lot, and allow San Diego Gas and Electric to separate property ownership from Cabrillo Power for the parcels (east of Interstate 5) which are to remain under SDGE ownership on a long term basis. These discussions are separate from the negotiations noted above as related to Cabrillo Power and redevelopment of the Encina Power Plant site. 8 SCCRA Master Plan - Work Plan Page 3 Carlsbad Boulevard Realignment Project The Planning Department (Michael Holzmiller, Planning Director) is currently the leader on the project to study the potential land uses for excess property created as a result of realignment of Carlsbad Boulevard. Although a decision has not yet been made by the City Council to completely realign Carlsbad Boulevard, a decision was made over one (1) year ago to study the excess or surplus land uses that are possible options for consideration if the entire Boulevard is realigned at a later date. The Planning Department was tasked with completing this Land Use Study. A consultant was hired to complete the subject Carlsbad Boulevard Land Use Study. The consultant has been instructed to study various options for land uses that include public facilities and recreational opportunities as well as commercial development opportunities. This study is nearing completion by the consultant. Upon completion, a decision will need to be made as to how best to process the results of the study and how best to incorporate the recommendations into the development of the Master Plan for the South Carlsbad Coastal Redevelopment Area. Staff believes that the land uses identified within the Carlsbad Boulevard Land Use Study, and ultimately approved, have an impact on redevelopment of the entire South Carlsbad Coastal Redevelopment Area. Like the discussions on the redevelopment of the Encina Power Plant, it will be important to identify the appropriate timing and process to coordinate development of the land use plan for Carlsbad Boulevard Realignment with development of the larger Master Plan for the entire redevelopment area. An additional activity that is ongoing in the South Carlsbad Coastal Redevelopment Area is related to some public improvements that have been installed and have resulted in a partial realignment of Carlsbad Boulevard at and around the intersection at Poinsettia Lane. Due to the development of the Poinsettia Properties Specific Plan Area, public improvements have been constructed at and around Poinsettia Lane and Carlsbad Boulevard that result in the enhancement of the intersection as well as created some excess property adjacent to the Carlsbad State Campground. The excess property that was created as a result of these improvements is the subject of staff negotiations with the State of California Parks Department regarding a trade of property at the campground site for other property that could be created if the City realigned the entire Carlsbad Boulevard. A staff team consisting of the Economic Development Manager (Cynthia Haas) and the Public Works Director (Lloyd Hubbs) have been, and continue to be, involved in the ongoing negotiations with the State of California over a potential land trade. Redevelopment/Revitalization/Clean-Up of Ponto Area Currently, there are no ongoing discussions or projects that have been initiated by the City or Redevelopment Agency within the Ponto Area. However, there has been interest indicated by various property owners in the Ponto Area who would like to pursue development on their properties. An example is a recently processed Preliminary Review Application for a hotel/resort on the property owned by Mr. Dale Schreiber. Staff has indicated to Mr. Schreiber that he has the right to proceed with processing of a land use development application if he so desired. However, he would be required to comply with all existing land use regulations, including zoning and development standards. In addition, the proposed project could not affect other properties in an adverse manner as a result of road alignments, etc. Staff has suggested that Mr. SCCRA Master Plan - Work Plan Page 4 Schreiber delay his project application until a Master Plan is completed for the South Carlsbad Coastal Redevelopment Project Area in order to better coordinate with the long term goals and objectives for the Ponto Area, and to ensure that careful consideration is given to the best circulation system for the area for development and revitalization purposes. Other property owners within the Ponto Area have also discussed potential new development at varying levels with City/Agency Staff. However, no formal land use development applications are currently pending City/Agency approval or other action. It is also important to note that property owners of surrounding/adjacent properties near the Ponto Area have been asked to delay some of their plans for development of their properties until the Master Plan is complete for the South Carlsbad Coastal Redevelopment Area. The reason for this processing delay is to allow better coordination and consistency with a vision for the entire area. These property owners, however, can choose to proceed with their plans if so desired because no moratorium on development has been approved nor does staff recommend a moratorium. Pending Private Developments Currently, within the South Carlsbad Coastal Redevelopment Project Area, there are several projects that have been approved for private development or are pending completion of the application review process. These projects include the Cannon Court project that proposes restaurant, hotel and retail on the property located north of Cannon Road and adjacent to Interstate 5. A Residence Inn Hotel was approved for the site located south of Cannon Road and adjacent to Interstate 5 and is currently under construction. Coastal Rail Trail For many years, Public Works Staff (Steve Jantz) has been working as the lead agency to develop the Coastal Rail Trail. Within Carlsbad, this Coastal Rail Trail will be an important consideration for incorporation into a Vision for the South Carlsbad Coastal Redevelopment area. Therefore, it will be important for appropriate coordination to occur during development of the subject Master Plan to include the final design of the Coastal Rail Trail System. III. Development of a Master Plan for the South Carlsbad Coastal Redevelopment Area The following plan outlines the steps to be taken to develop and complete a coordinated and integrated Land Use Strategy and Master Plan for the newly adopted South Carlsbad Coastal Redevelopment Area. The goal for the Land Use Strategy and Master Plan is to address desired land use objectives, development standards, project processing procedures and other redevelopment activities for the entire South Carlsbad Coastal Redevelopment Project Area. The steps to be taken to develop and complete the Land Use Strategy and Master Plan are set forth below. Step 1: Complete a Preliminary Analysis of goals, objectives, concerns, constraints and opportunities The first step would be to gather all pertinent information/data related to the various goals, objectives, concerns, constraints and opportunities for all of the properties located within the South Carlsbad Coastal Redevelopment Project Area. SCCRA Master Plan - Work Plan Page 5 Product(s): Written report to summarize information/data and to outline any staff conclusions or recommendations. In addition, parcel-based GIS maps will be prepared to clearly identify the properties included within the South Car&bad Coastal Redevelopment Project Area. Maps will be prepared which identify the existing area without realignment of Carlsbad Boulevard, and with realignment of Carlsbad Boulevard for further comparison and discussion purposes. Step 2: Hire a Private Consultant to Assist with Development of Master Plan Complete a Request for Proposal Process and obtain Housing and Redevelopment Commission approval to hire a private consultant to assist staff in developing and completing the Land Use Strategy and Master Plan for the South Carlsbad Coastal Redevelopment Project Area. It is staff’s intent to hire a consultant who would be able to prepare the appropriate land use plan as well as prepare conceptual site plan/architectural drawings for visual purposes. The consultant will also assist with program coordination, Advisory Committee facilitation, and other activities required to develop and complete the desired Land Use Strategy and Master Plan. Product(s): Professional Services Agreement with a Private Consultant to work with staff on the development and completion of the proposed Land Use Strategy and Master Plan. Step 3: Develop a Vision for the South Carlsbad Coastal Redevelopment Area Working with a private consultant, it is staff’s intent to develop a conceptual Vision for the entire South Carlsbad Coastal Redevelopment Area. This Vision will be presented to the various outside agencies with jurisdiction in the area for review comment. Then, it will be presented to the residents of Carlsbad through a Community Forum for input/feedback. A Citizen’s Advisory Committee, appointed by the Chairman of the Housing and Redevelopment Commission and confirmed by the Commission members, will follow with review the Vision and public comments from the Community Forum and provide input/feedback to modify or refine the Vision as appropriate. Ultimately, the Vision will be submitted to the Housing and Redevelopment Commission for final approval before the process is continued for development of the Master Plan document(s). To develop the Vision, staff will utilize the findings and conclusions from the preliminary analysis of related goals, objectives, concerns, constraints, and opportunities conducted as Step 1. As part of the process to develop a Vision for the South Carlsbad Coastal Redevelopment Area, it will be important to outline the timing and process by which the various ongoing projects and redevelopment activities will be integrated and coordinated to better assure success in moving towards the Vision. For example, if a decision is made to pursue a Vision which includes a linear park from the north end to the south end of the South Carlsbad Coastal Redevelopment Project Area, it will be important to incorporate this “Linear Park Vision” into the separate negotiations related to Power Plant redevelopment, Carlsbad Boulevard projects and other private development. Product(s): Written report, maps and other visual products to conceptualize the proposed Vision for the entire South Carlsbad Coastal Redevelopment Project Area. SCCRA Master Plan - Work Plan Page 6 Step 4: Scoping Meeting with Affected Agencies with Jurisdiction in the Area The purpose of this meeting would be to meet with such outside agencies as the California Coastal Commission, State Parks, and others who have jurisdictional authority within the boundaries of the South Carlsbad Coastal Redevelopment Area to identify the various issues or concerns that may impact the development or implementation of the proposed Land Use Strategy and Master Plan. Staff would review the proposed Vision identified in Step 3 with these affected Agencies. Product(s): Written report on constraints and opportunities identified by the outside agencies as a result of the scoping meeting. Step 5: Appointment of a Citizen’s Advisory Committee by Commission An agenda bill will be prepared and presented to the City Council to appoint a Citizen’s Advisory Committee to work with Staff on development of a Land Use Strategy and Master Plan for the South Carlsbad Coastal Redevelopment Project Area that has maximum benefit to the entire community. This Committee will review and comment on the conceptual Vision developed by Staff and the Private Consultant in Step 3, and review the comments received from the general public during the Community Forum, as noted above. The Committee should consist of the various stakeholders who have an interest in the redevelopment goals and objectives for the Area. The Committee is recommended to initially include 15 members consisting of: 1) residents, businesses and/or property owners within the Ponto Area, 2) representatives from the various adjacent residential areas such as Terramar, San Pacifico, Poinsettia Properties, Solomar and Lanikai, 3) a Parks and Recreation Commissioner, 4) a Planning Commissioner, and/or 5) residents from other areas (quadrants) of the City. Staff is recommending that the Committee membership be expanded to include two (2) additional members at the time that detailed planning work begins on the planning area including the Power Plant and surrounding properties. Theses additional committee members should include representatives from Cabrillo Power and Sempra Energy/SDG&E. Product(s): Written report and request to the Housing and Redevelopment Commission to appoint a Citizen’s Advisory Committee. Step 6: Initiate meetings/workshops with Citizen’s Advisory Committee The Citizen’s Advisory Committee will work with staff and the private consultant to refine/modify the Vision for the South Carlsbad Coastal Redevelopment Area, if appropriate based on the comments received from the public during the Community Forum. After the Vision is defined, the Advisory Committee will assist staff and the consultant in developing an integrated and comprehensive Master Plan for the subject project area for each of the identified planning areas. Product(s): Written Report establishing a Vision for the South Carlsbad Coastal Redevelopment Area. Draft outline of contents for integrated and comprehensive Master Plan. SCCRA Master Plan - Work Plan Page 7 Step 7: Draft Master Plan for South Carlsbad Coastal Redevelopment Area Work will be initiated to develop a comprehensive Draft Master Plan for preliminary review and comments by the Citizen’s Advisory Committee and various other stakeholders, as appropriate. The Draft Master Plan will include, but not be limited to: land use plan, development standards and design guidelines, circulation element, public improvements, permit procedures and/or a redevelopment activities implementation strategy. The Master Plan will be developed in phases with three key planning areas. These planning areas will include: 1) Power Plant and surrounding properties; 2) Carlsbad Boulevard Right-of-Way and adjacent properties from approximately Cannon Road to Poinsettia Lane; and 3) Ponto Area and Carlsbad Boulevard Right-of-Way from Poinsettia Lane to the Southern City Limits. The detailed planning effort for these three (3) areas will begin with the Ponto Area and Carlsbad Boulevard Area from Poinsettia Lane to the Southern City Limits, which will be known as Planning Area 3. The detailed planning efforts will continue with Planning Area 1 which is the Power Plant and surrounding properties once the engineering and other studies are complete for the Power Plant. The final area to receive detailed planning efforts will be Planning Area 2, which is the Carlsbad Boulevard area from Cannon Road to Poinsettia Lane. The detailed planning for these three areas will ultimately be coordinated and integrated into a comprehensive Master Plan document for submission to the Housing and Redevelopment Commission/City Council and California Coastal Commission. As noted above, the planning effort will occur in three phases. Each effort will include a process which has the following activities: 1) review current land use designations and proposed revisions consistent with approved conceptual vision; 2) develop General Plan and Zoning designations; 3) review existing development standards and propose revisions as appropriate; 4) develop and design “Special Land Use Opportunities” to be consistent with proposed development standards; 5) prioritize development objectives; 6) recommend long and short- range capital improvement programs; 7) recommend actions to improve quality of life for all residents of Carlsbad through implementation of activities in the South Carlsbad Coastal Redevelopment Area; 8) develop appropriate circulation plans; 9) meetings with Advisory Committee. Community Forums will also be held at the appropriate times to obtain input/feedback from the entire community on the various policy decisions noted above. Product(s): Draft Master Plan for South Carlsbad Coastal Redevelopment Project Area Step 8: Public Workshops to obtain Input/Feedback on Draft Master Plan In addition to hosting Community Forums during the development process noted above, the Citizen’s Advisory Committee will also invite the general public to review and comment on the entire Draft Master Plan for the South Carlsbad Coastal Redevelopment Area upon its completion. At this time, formal feedback will also be requested from the various agencies with jurisdiction within the project area, such as the California Coastal Commission, State Parks, etc. Product(s): Summary of comments/input/feedback received from general public during workshops. 13 SCCRA Master Plan - Work Plan Page 8 Step 9: Refinement and Modification, as appropriate, of Master Plan The Citizen’s Advisory Committee will review and take action to refine and modify the Master Plan, as deemed appropriate, to address the comments/input/feedback received from the general public and/or outside agencies during the public workshops. Product(s): Final draft of Master Plan for South Carlsbad Coastal Redevelopment Area Step 10: Environmental Review, Public Hearings and Final Processing The formal processing of the final Master Plan for the South Carlsbad Coastal Redevelopment Area, including appropriate environmental review, will be initiated for consideration and action by the Planning Commission, City Council, Housing and Redevelopment Commission, and ultimately the California Coastal Commission. Products: Staff Reports and Agenda Bills required to process final Master Plan through to Planning Commission, City Council/Housing and Redevelopment Commission and Coastal Commission. IV. Timing for Implementation of Work Plan It is anticipated that it will take approximately 24 months to complete the Land Use Strategy and Master Plan for the South Carlsbad Coastal Redevelopment Project Area. The process is to be initiated in fiscal year 2000-2001, continue through fiscal year 2001-2002 and be complete in 2003. A preliminary project timeline is attached as an exhibit to this work plan for information purposes. V. Summary As outlined above, it is staff’s intent to complete a 10 step process to develop and adopt a Land Use Strategy and Master Plan for the South Carlsbad Coastal Redevelopment Area. Initially, efforts related to development of the Master Plan will focus primarily on the Ponto Area and the Carlsbad Boulevard Area from Poinsettia Lane to the southern city limits (Planning Area 3). Efforts to Master Plan the Power Plant and surrounding properties (Planning Area 1) as well as the remainder of the Carlsbad Boulevard area (Planning Area 2) will follow as subsequent actions. Staff and a private consultant team will work to identify the various constraints and opportunities represented within the subject redevelopment project area. An analysis of the constraints and opportunities will then be used by staff and a private consultant team to develop a Vision for the redevelopment area. This Vision document will be presented to the public during a Community Forum and then submitted to a Citizen’s Advisory Committee for feedback/input and modification/refinement, as appropriate based on community input. Once the Vision is established and approved by the Housing and Redevelopment Commission/City Council, work will begin on development of the Land Use Strategy and Master Plan document in a phased approach starting with the Ponto Area and southern portion of Carlsbad Boulevard. Staff anticipates that it will take approximately 24 months total to develop and complete the processing of the subject Land Use Strategy and Master Plan in its final form. SCCRA Master Plan - Work Plan Page 9 Upon approval of this Work Plan by the City Council, staff will initiate the appropriate activities to begin the process as set forth above. Copies of this Work Plan will be distributed to the various stakeholders for information purposes. It is important to note that while the Land Use Strategy and Master Plan is being developed and processed, all proposed development projects within the boundaries of the South Carlsbad Coastal Redevelopment Project Area will be subject to all existing zoning regulations, development standards, general plan requirements, permit procedures and other applicable land use codes, policies, standards and/or regulations which are in effect for the area at the time a development application is formally submitted for consideration. Although staff may encourage some property owners to delay activities to develop their property until the Master Plan is complete, staff is not recommending a moratorium on development and those property owners will retain their right to develop under existing regulations and standards. I cnd aE p -a .o uld~~jj s- ca 5Ed.“,O OQ) L 3% 0 a, u) 5% g&q3 LtI-6u.iii PACIFIC OEAN South Carlsbad Coastal Redevelopment Project I1 Project Area 0 0.5 Miles A NORTH EXHIBIT 3 SOUTH CARLSBAD COASTAL REDEVELOPMENT AREA MASTER PLAN REQUEST FOR PROPOSALS I. INTRODUCTION The City of Carlsbad invites your proposal to prepare a Master Plan for the South Carlsbad Coastal Redevelopment Project Area (“Project Area”). The primary objective of the consultant preparing the Master Plan shall be to complete an intensive study of the Project Area, including a review of existing planning documents, and to create a comprehensive planning document to be used by the City of Carlsbad to implement its approved Redevelopment Plan for the area. II. PROJECT AREA LOCATION AND DESCRIPTION Exhibit 1 presents a map depicting the boundaries of the 555.5acre Project Area. The area is generally bounded by Chinquapin Avenue to the north, the Pacific Ocean to the west; Interstate 5, the Agua Hedionda Lagoon and related properties to the east and just south of Ponto Drive to the south. The entire right- of-way for Carlsbad Boulevard is included from Encina Power Plant to the southern City Limits. The Project Area is predominantly urbanized and includes the Encina power generating facility, storage and light industrial uses, public uses, and residential uses. Physical and economic blighting conditions that are proposed to be addressed through the Redevelopment Plan include structural deterioration, substandard design, obsolete buildings and facilities, incompatible land uses, impaired investments, and inadequate public improvements. Ill. BACKGROUND In July of 2000, the Carlsbad City Council and the Housing and Redevelopment Commission took action to adopt the boundaries for a second redevelopment area within the City of Carlsbad. This area is known as the “South Carlsbad Coastal Redevelopment Area”. As indicated above, this area is 555.5 acres in size. It incorporates three primary planning areas - the Encina Power Plant and surrounding properties, the Ponto Area and the Carlsbad Boulevard Area. These areas are described in more detail below with background information. Encina Power Plant. In September 1997, the City of Carlsbad began to identify options for action to eliminate or reduce the environmental impacts of the Encina Power Plant and to achieve more compatible land uses along its coastline. The Encina Power Plant is located on Carlsbad Boulevard at Cannon Road and began operation in 1954. The facility was expanded throughout the 1970s and consists of five steam boiler units fired by natural gas and oil, and an on-site RlT for SCCRA Page 2 combustion turbine. Total generating capacity of the facility is 951 megawatts; such capacity can create enough energy to provide electricity to nearly one million households. In November 1997, San Diego Gas and Electric (SDG&E) announced plans to auction the facility as California prepared to open up its electric utility industry to competition. In May 1999, SDG&E completed the sale of the facility to Dynegy Inc. and NRG Energy Inc. The City viewed this sales transaction as an ideal opportunity to create a private/public partnership for redevelopment purposes. The Encina Power Plant is critical to the provision of power throughout the County, because it is a designated “must-run” facility, meaning that it generates energy necessary to support the regional power grid and must generate power regardless of price and other factors. As the region experiences rapid growth, continued operation of Encina and other “must-run” facilities is even more essential to meet increased energy demand-demand for power that has already surpassed 1996 California Energy Commission projections for the year 2040, according to the San Diego Union Tribune. Among the tactics to expand power generating capabilities are to increase capacity and replace the Encina Plant with a more efficient facility. The City’s ultimate goal is for the Redevelopment Agency and Cabrillo Power to work together to facilitate the demolition of the existing power plant, which is visually unattractive, and to construct a replacement facility in an alternate location (to the rear of the existing site between the railroad tracks and Interstate 5) which has increased capacity to provide electrical power. A new facility would be far more efficient and be more aesthetically and geographically desirable than the existing facility. In addition, relocation of the plant would allow for the creation of one or more parcels of land near Carlsbad Boulevard and the ocean that could be developed with uses/buildings that provide both a public and/or private benefit. For example, the excess property (not required for power plant operations) could be used for public parking, an aquarium, a marine research center, park space, cultural arts facility, a hotel, restaurant, and/or many other potential uses, This cooperative effort could provide great benefit to the Carlsbad community, Cabrillo Power as well as San Diego County and the State of California from an energy provision standpoint. Ponto Area. The identified redevelopment area includes an area known as “Ponto”. This area currently has a mix of uses including, residential, industrial and commercial and lacks adequate/appropriate infrastructure. Many of the businesses are operating in buildings constructed in the 1950s and 1960s that have outlived their economic use. A field inspection of this area identified several industrial businesses operating out of structures designed for single and multi family residential use. Also, the area is subdivided into smaller parcels (the median lot size of the parcels in the area is less than 8,800 square feet), which is inadequate to accommodate industrial uses. They often lack adequate utilities, RFP for SCCRA Page 3 outdoor storage, parking, and loading areas as compared to even the most marginal industrial districts. Redevelopment activities are sought to accommodate the clean-up/revitalization/ redevelopment of this area. Specifically, the Redevelopment Agency hopes to 1) alleviate physical and economic blighting conditions; 2) ensure the existence of adequate public infrastructure; 3) address incompatible land uses; and, 4) promote economic development. Revitalization efforts within the Ponto area will include assisting businesses to upgrade their facilities since many appear to be obsolete. Upgrading the Ponto area will allow for additional services and provide expanded employment opportunities for City residents. Carlsbad Boulevard. Redevelopment may be used as a potential funding source for the needed Project Area infrastructure improvements, including off site improvements in the vicinity of the Encina plant, Ponto Drive, and Carlsbad Boulevard. The Carlsbad Boulevard project involves the potential relocation of the southbound lanes of this roadway eastward, to maximize the amount of public lands available for other uses. Besides improving circulation through the Project Area, this potential road project may generate remnant (or excess) properties that may be reused for additional recreational and/or commercial purposes to complement the adjacent Carlsbad State Beach and benefit the community. IV. GOALS AND OBJECTIVES The key redevelopment goals/objectives set forth within the approved Redevelopment Plan include the following: l Facilitate the redevelopment of the. Encina Power Plant to a smaller, more efficient power generating plant. Utilize excess zproperty for projects that provide both a private and public benefit. * Provide funding for the potential realignment of Carlsbad Boulevard which may yield excess property that could facilitate expansion of recreational facilities within the area and/or allow for the development of new recreational facilities, and/or development of cultural facilities or other public facilities. l Revitalize, redevelop and/or generally clean up:the Ponto Area. l Enhance commercial and recreational functions/activities in the Redevelopment Area. 0 Increase parking and open space amenities. RFP for SCCRA Page 4 V. GENERAL SCOPE OF CONSULTANT SERVICES REQUIRED 1. Research and Analvsis of Existing Conditions: The consultant shall be responsible for collection, review and analysis of relevant existing information and generation/updating of graphics and written documentation necessary to provide a comprehensive and accurate description of the South Carlsbad Coastal Redevelopment Project Area. The database must be presented in a manner that is adequate and appropriate for public presentations. 2. Communitv Involvement: Community support will be critical to the success of the final Master Plan. An Ad Hoc Master Plan Advisory Committee will be appointed by the Chairman of the Housing and Redevelopment Commission, and confirmed by the Commission members, to provide input into the development of the plan. Also, there will be a need to hold Community Forums throughout the process to obtain input from the public at large on the various components of the Master Plan. The consultant’s work program must anticipate and reflect community input throughout the planning process by accounting for working sessions with the Advisory Committee and Community Forums with the general public. The consultant shall work under the direction of Housing and Redevelopment Staff. However, the consultant will be responsible for coordination of research activities, presentations and facilitation of the Advisory Committee and response to comments. 3. Vision Statement: With input from city staff,, the Master Plan Advisory Committee, and the general public, the consultant will be responsible for preparing an overall Vision Statement for the project area based on the existing goals and objectives contained in the Redevelopment Plan. This vision statement will then provide a basis for land use recommendations of the Master Plan. 4. Preparation of A Draft Master Plan: The consultant shall be responsible for preparing a draft Master Plan document for review and comment by city staff, the Advisory Committee, and various interest groups including the general public 5. Preparation of the Final Master Plan: The consultant will be responsible for incorporating appropriate changes from the draft plan into the final plan and for providing a minimum of 100 bound copies of the final plan to the City for distribution to interested parties and city officials. The consultant shall prepare the final document through use of the word processing computer program entitled: Microsoft Word 2000 Version. The document shall be copied onto appropriate computer disks and presented to the City with the final plan. 21 RFP for SCCRA Page 5 6. Presentation of Related Graphics Materials: The consultant shall prepare reproducible graphic materials (i.e., maps, etc.) and texts that communicate the vision and the recommendations of the Master Plan. Computer-generated graphics should be created through an IBM compatible program, whenever feasible. Also, all text must be prepared through Microsoft Word 2000. The consultant shall indicate the type of computer program to be used to generate graphics and provide computer disks with the noted graphics to the City upon completion of the project. 7. Schedule: Work on the Master Plan is expected to begin within fourteen (14) days following execution of the City’s standard consultant agreement. (A copy of the City’s standard consultant agreement is attached for review.) The City desires completion of the Master Plan for the entire South Carlsbad Coastal Redevelopment Area by no later than June 30, 2003. VI. TASKS FOR DEVELOPMENT OF THE MASTER PLAN To prepare a Master Plan that will be acceptable to the City, the Consultant will be required to do the following: 1. Attend an introductory meeting between the selected Consultant Team (Consultant) and the City of Carlsbad Project Team (Project Team). Consultant will be provided with background information necessary to complete Item No. 2 below. 2. Conduct a review of background information, including documents from the creation of the South Carlsbad Coastal Redevelopment Area (SCCRA), maps (zoning, general plan, ownership, APN, address land use designations, vegetation, topography, developed vs. undeveloped land, aerial photos, Coastal Rail Trail, Encina power plant property, City-wide Trail System), completed land use studies (Sea Pointe Land Use Study, State of California Parks & Recreation Department Master Plan for South Carlsbad), the Carlsbad Boulevard Realignment Study (environmental studies, engineering surveys of proposed and existing realignments, excess R.O.W. maps, Poinsettia Lane/Carlsbad Blvd. Improvement Plans) various City studies (Citizens Survey, Tourism Impact Study, Urban Entertainment Study), and plans for pending land development proposals in the Redevelopment Area. After completing the review, a meeting will be held with the Project Team to discuss the Consultant’s preliminary findings. 22 RFF’ for SCCRA Page 6 3. Working with the Project Team, develop a conceptual Vision for the entire Redevelopment Area. To develop the Vision, the Consultant and the Project Team will utilize the findings and conclusions from the preliminary analysis of related goals, objectives, concerns, constraints, and opportunities conducted as Step 2. l Product(s): Written report, maps and other visual products to conceptualize the proposed Vision for the entire South Carlsbad Coastal Redevelopment Area. 4. Facilitate a scoping meeting with affected agencies (Coastal Commission, State Parks & Recreation) to identify the various issues or concerns that may impact the development or implementation of the proposed Master Plan. The meeting would also allow for the review of the draft conceptual Vision identified above. l Product(s): Written report on constraints and opportunities identified by the outside agencies as a result of the scoping meeting(s). 5. Facilitate Community Forum and working meetings with Ad Hoc Citizens Advisory Committee to present and refine Vision. l Product(s): Written report and appropriate graphic displays establishing a conceptual Vision for the entire South Carlsbad Coastal Redevelopment Area as recommended by Ad Hoc Committee. 6. Draft outline of contents for integrated and comprehensive Master Plan. l Product(s): Written report with appropriate exhibits on proposed contents. 7. Present conceptual Vision to City Council/Housing and Redevelopment Commission for review, comment, and appropriate direction. l Product(s): Power Point Presentation to City Council/Commission. NOTE: The steps noted below for more detailed planning efforts to support the conceptual vision will be completed in a phased approach for each of the three (3) Planning Areas within the South Carlsbad Coastal Redevelopment Area as noted on the attached map. The first phase will include planning efforts for the Ponto Area and the Carlsbad Boulevard Area from Poinsettia Avenue to the Southern City Limits (Planning Area 3). The second phase will include planning efforts for the Power Plant and surrounding properties (Planning Area 1). The third phase will include planning efforts for the Carlsbad Boulevard Area from Cannon Road to RFP for SCCRA Page 7 Poinsettia Avenue (Planning Area 2). Steps 8-20 will be repeated three times for each of the three planning areas as noted above. 8. Review current land use designations for the Redevelopment Area and propose any revisions, consistent with the approved conceptual Vision. Once complete, present the information to the Advisory Committee. l Product(s): A map of the Redevelopment Area showing the proposed land use designations. 9. Develop General Plan and Zoning Designations based upon the input received from staff and the Advisory Committee. l Product(s): Maps of the Redevelopment Area showing the proposed General Plan and Zoning Designations 10. Review existing City development standards as they may apply to the different land uses within the Redevelopment Area and recommend revisions, if applicable. l Product(s): Report and related conceptual drawings detailing the proposed development standards for each of the different land uses. 11. Develop and Design “Special Land Use Opportunities” to be consistent with proposed development standards for the Planning Area. As part of the planning effort, the consultant will identify specific sites to provide the basis for establishing appropriate land uses, development intensities, parking requirements and design guidelines. Each site identified will represent a special development opportunity that is consistent with the Redevelopment Area’s market potential. However, there will be no intention to require the development of these specific sites in the manner shown. Rather, the material should be considered by property owners and potential developers as reflective of the type and scale of development desired in the Redevelopment Area. l Product(s): Report detailing the proposed Special Land Use Opportunity Areas including conceptual architectural and site plan drawings, and a narrative of each development opportunity. 12. Facilitate a Community Forum and working meetings with the Advisory Committee to discuss draft General Plan and Zoning Designations, Developments Standards and Special Land Use Opportunities for the area. l Product(s): Report detailing the proposed General Plan and Zoning Designations, Developments Standards and Special Land Use Opportunities with comments from public and Advisory Committee. RFP for SCCRA Page 8 13. Prioritize development objectives, both in terms of land uses and geographical areas and concentration. l Product(s): Report detailing development objectives. 14. Identify lots that are strong candidates for consolidation, if any. l Product(s): Report detailing lots for consolidation. 15. Prepare development standards for upgrading the overall physical appearance of the redevelopment area through capital improvements, landscaping and other physical features. The standards will be used as conditions for development within the Redevelopment Area. l Product(s): Report detailing development standards and related conceptual drawings. 16. Recommend long and short-range capital improvement programs (including storm drains, sewer lines and under grounding utilities) to complement and stimulate development within the redevelopment area. The Consultant should identify sources of funding, both private and public, which could be used to finance the costs of these programs. l Product(s): Report on recommended capital improvement programs and financing mechanisms. 17. Recommend actions that could be taken by the private and/or public sector to improve the “quality of life” for all residents of Carlsbad through the implementation of the Master Plan. Such actions may include the implementation of the urban entertainment study, providing additional recreational opportunities, increased public parking and coastal access. Discussion must include methods for publicly and/or privately financing the identified options. l Product(s): Report detailing recommended actions and financing. 18. Develop a pedestrian, bicycle and vehicular circulation plan which provides for pleasant ways to get from place to place in the Redevelopment Area and is consistent with proposed development standards, land use designations and on-going planning efforts (e.g. Coastal Rail Trail, Carlsbad Boulevard Realignment, etc.). The plan should tie together activity centers and parking resources and provide for an easy, non-congestive flow of all types of traffic throughout the Redevelopment Area. RFF for SCCRA Page 9 l Product(s): Map(s) and related conceptual drawings detailing proposed transportation system. 19. Analyze existing and future Redevelopment Agency resources (staff, revenue, etc.) and make recommendations as to the proper investment of those resources in such a way as to enhance the economic health of the Redevelopment Area. l Product(s): Report detailing recommended actions. 20. Facilitate a Community Forum and working meetings with the Citizens Advisory Committee for their review and comments of items 13-19. l Product(s): Revised Report incorporating Public and Advisory Committee comments. (Repeat Steps 8 - 20 for Planning Areas 1 and 2, after completing steps for Planning Area 3.) 21. Prepare a draft Master Plan for all three areas based upon the input received from the public, Advisory Committee and City Staff during Steps 8-20 noted above. 22. Facilitate Community Forums for input on the draft Master Plan and refine the document accordingly after debriefing sessions with the Advisory Committee. l Product(s): Report on comments received from the public on the draft Master Plan, and revisions made to draft Plan as a result of review of comments and related action by Advisory Committee. 23.Present the draft Master Plan to the City Council/Housing and Redevelopment Commission for their information and comments/direction. l Product(s): Power Point Presentation to Council/Commission 24. Prepare final documents, including the Master Plan, implementation documents, financing documents and recommendations. l Product(s): Final integrated, comprehensive Master Plan for entire South Carlsbad Coastal Redevelopment Area, with all appropriate exhibits, reports, and related documents. All documents shall be submitted to the Redevelopment Agency in both hard copy and electronic form. 26 RFP for SCCRA Page 10 VII. RESPONSE TO PROPOSAL All responses to this Request for Proposal should generally be presented in the following format: 1. Introduction -This section should consist of an introduction to the proposal that conveys a clear understanding of the project requirements and objectives. 2. Qualifications -The overall capabilities of the Consultant’s organization must be discussed in this section. Include a brief summary of the firm’s history and experiences and provide specific/detailed resume(s) for the key personnel to be assigned to the project, including the project manager and the community involvement facilitator. 3. Methodoloqy- In this section, the consultant should describe the proposed methodology/course of action for completing the outlined project and specific tasks. The proposed scope of work should be clearly defined, including the depth of analysis of research and the means for obtaining/facilitating the community input. Also, the consultant should identify the decisions, products, data and corollary information anticipated from city staff or other agencies to ensure successful completion of the project. The level of assistance required from city staff must be clearly stated in this section. 4. Cost of Project -The consultant shall provide a detailed statement of costs with subtotals provided for major tasks outlined within the proposed methodology/ course of action to complete the Master Plan project. 5. Schedule -The consultant shall provide a detailed schedule for completing the various studies and work items/tasks described in the methodology/ course of action. Identify any factors that may prevent the firm from completing the project by June 30, 2003. 6. References - Provide a list of all clients for past and current projects. List at least three (3) detailed references of former clients who have contracted with the firm for services similar to those outlined within this Request for Proposals. The references must include name of company, address, telephone number of contact person and approximate year of project(s) for those three (3) references . RFP for SCCRA Page 11 7. Authorization -The proposal must be signed by an official authorized to bind the firm and shall contain a statement to the effect that the proposal is valid for at least ninety (90) days. The City of Carlsbad will not pay for any costs incurred by any firm or persons submitting a proposal in response to this Request for Proposals. The City reserves the right to reject, or modify or cancel, in part or in its entirety, this Request for Proposals at any time. All data, documents and other products used during completion of this project shall remain in public domain. Similarly, all responses to this Request for Proposals shall become the property of the City of Carlsbad and will be retained or disposed of accordingly. VIII. SUBMISSION OF PROPOSAL Interested consultants must submit an original and five (5) copies of their proposal to the City of Carlsbad’s Housing and Redevelopment Department by 4:00 p.m. on Friday, . Proposals may be hand-delivered or mailed to the following contact person at the noted address: DEBORAH FOUNTAIN, HOUSING AND REDEVELOPMENT DIRECTOR CARLSBAD HOUSING AND REDEVELOPMENT DEPARTMENT 2965 ROOSEVELT STREET, SUITE B CARLSBAD, CA. 92008-2389 IX. CONSULTANT SELECTION PROCESS All firms interested in responding to this Request for Proposals must initially represent themselves solely by their written proposal. All written proposals received by the City by 4:00 p.m. on Friday, will be reviewed by the Redevelopment and Planning Staff Team assigned to this project. The Staff Team will review all of the proposals and then make a recommendation to the Housing and Redevelopment Commission for consultant selection. The final decision for selection of a consultant and award of contract will be made by the Housing and Redevelopment Commission during a public meeting. The following criteria shall be used by staff in evaluating the consultant proposals: 1. The quality of the proposal, including comprehensiveness and responsiveness to the requirements of this Request for Proposal. 2. Experience with the preparation of similar or related plans for other redevelopment areas. RFP for SCCRA Page 12 3. Experience working in areas with conditions similar to those found in the South Carlsbad Coastal Redevelopment Area (i.e., coastal community in California). 4. Quality of the proposed work program/methodology. 5. Overall qualifications of the consultant team members, including those of the project manager and community involvement facilitator and related organizational capacity of the consultant firm. 6. Schedule for completion of the project. 7. Estimated Project Cost. X. QUESTIONS/COMMENTS An introductory meeting will be held on , 2001 at at the Carlsbad City Council Chambers located at 1200 Carlsbad Village Drive in Carlsbad, California. The purpose of this meeting will be to allow consultants an opportunity to ask questions regarding this Request for Proposals. You are encouraged to attend this meeting if you are interested in submitting a proposal for the work set forth above. You may contact the Housing and Redevelopment Department at (760) 434-2811 for any additional questions/comments. The team members you may speak to are: Debbie Fountain, Craig Ruiz, or Frank Boensch. XI. ATTACHMENTS: The following attachments are provided for information purposes: 1. Map of the South Carlsbad Coastal Redevelopment Project Area, with designated Planning Areas. 2. Copy of City’s standard consultant agreement. 3. Copy of approved Work Plan for development of Master Plan for South Carlsbad Coastal Redevelopment Project Area.