HomeMy WebLinkAbout1978-01-17; City Council; 5307; San Diego County Candidate Growth Area1.1 I T Ur \ KLbUAU
lop:- Initial:
AGENDA BILL NO-.L J27— - v �7 Dept. Hd.
DATE: January 17, 19.78 ._ City C ' ._...__ � Atty
DEPARTMENT: PLANNING _ Ci-ty Mgr.
SUBJECT:
SAN DIEGO COUNTY CANDIDATE GROWTH AREA
STATEMENT OF THE MATTER
The San Diego Board of Supervisors established a task force to
create a growth management program. The initial work of this
task force is near completion, and the City has been requested
to respond on the affects it may have.
Since Carlsbad's sphere of influence includes,much incorporated
property w:,thin the City boundaries, (island areas), the growth
management program is of great interest to us. Theiefore,. staff
has reviewed the program with members of the task force and
attended local hearings on this matter. Our preliminary finding
is that we are not in agreement with the task force proposal.
Attached is a report indicating briefly our dirferences and what
we would recommend.
Exhibits
Memorandum to Paul Bussey from James C. Hagaman, dated, 11/17/77.
Map
Recommendation
It is recommended that the City Council direc'. staff to prepare
a letter to the Board of Supervisors indicating Carlsbad's rec-
ommended changes to the Candidate Growth Area Program, and that
staff represent the City of Carlsbad at the County hearing on
this matter.
NOTE:
Lucille V. Moore, Chairwoman, Board of Supervisors, has reauested the
opportunity to speak to the Council on this subject at the meeting.
Council action
1-17-78 Council directed staff to prepare a letter to the Board of
Supervisors indicating Carlsbad's recommended changes to
the Candidate Growth Area Program, and that staff represent
the City of Carlsbad at the County hearing on the matter.
FORM PLANNING 73
►
MEMORANDUM
DATE: NOVEMBER 17, 1977
TO: PAUL BUSSEY, CITY MANAGER
FROM: JAMES C. HAGAMAN, PLANNING DIRECTOR
SUBJECT: SAN DIEGO COUNTY CANDIDATE GROWTH AREA
Introduction
The County has created an inter -disciplinary task force from their
various departments to develop a growth management program. This task
force has just been submitted for our review, their fourth project
report.
The other three reports dealt with work programs, goals, objectives and
standards, area selection methodology and implementation techniques.
This fourth report deals with applications of the candidate growth area
selection methodology, and an implementation approach, including a
phasing concept.
The report was submitted for review by the Board of Supervisor's on
November 10, 1977. County staff is now preparing a revised draft to be
submitted to the board on January 19, 1978. If it is acceptable, it
will then go out for the publics' review. After the review it will be
heard again by the board in April, 1978. Carlsbad has the ability to
have changes made prior to the board meeting on January 19, 1978.
Progress Report
Progress Report No. 4 is a method to determine the growth potential of
various unincorporated areas within the county, and a concept for phasing
growth. To do this, the task force created a list of criteria they felt
necessary for growth, i.e., public facilities, traffic impacts, etc.
(contained in Report No. 3). They then applied these criteria to the
various geographic areas of the county.
The rating system is nonnumerical, and in three basic categories, (positive,
neutral and negative). Positive areas show a high degree of compatibility
with the objectives for growth and growth is encouraged. The neutral
category means that growth will have a neutral impact on the objectives.
Evidently this means it is a growth area, but it would not be incompatible
if growth did not take place. The last category is negative where
growth is not compatible with the objectives and is discouraged.
Growth in Carlsbad
Within the sphere of influence of Carlsbad (the island areas) all three
of the categories are contained. The highest growth possibly (positive)
is north of Palomar Airport Road, west of El Camino Real. The second
highest priority (neutral) is the island area north of Palomar Airport
Road, east of El Camino Real, and the incompatible growth area (negative)
is all the property south of Palomar Airport Road.
Page Two (2)
Staff sees no great fault with the property designated for neutral. The
neutral area will probably be developed out in the next 10 years as either
rural estate, (i.e., Tontsie "I:” Annexation) or the continuation of the
existing single family residential trend set by developments such as Woodbine
and Lake Calavera..
The negative areas are somewhat suspect since we do not know at this time
what the final plans of the area will be. The General Plan indicates the
area to be developed mostly as single-family with some set aside for non-
residential reserve. However, for all of the property west of El Camino Real,
the Local Coastal Plan must be adopted before growth patterns can be deter-
mined. It seems possible that after the UP is adopted that development
could occur in the next 10 years in this area.
The most inconsistent category is the positve area. The county indicates
this as a high potential growth area. However, the City's General Plan in-
dicates much of the area for future planning for non-residential uses, taking
specifically in consideration the airport and coastal relationships. This
area contains the airport, Aqua Hedionda Flood Plain and much agriculture.
I don't believe the City could determine at this time what the growth should
be, let alone when.
If the County adopts this area as high growth, they may also approve zoning,
subdivisions and building permits to make it high growth area. This may be
in conflict with the Carlsbad Local Coastal Plan, the City's General Plan, and
the City's Specific Plans that are to be developed.
Conclusion
The County's methods for determining potential growth areas is general and
does not take into consideration unique circumstances that may exist for any
one area. The Board of Supervisor's will need to consider other factors such
as the Coastal Act, City's General Plan sphere of influence and the existing
land uses. This is particularly true of the area in Carlsbad's sphere of
influence, that they have indicated as positive. Since there is no way to
determine the future planning for this area at this time, they should list the
area as negative. Placing negative on this property may lead to the County's
policy to reduce lot splits and rezoning the area to a low -density agricultural
zone such as 20 acres per lot.
Recommendation
I recommend that this report be submitted to the City Council and request that
they direct staff to work with the County Growth Management Task Force and the
Board of Supervisor's to change the area now listed as positive to negative,
and that the County initiate zoning and subdivision regulations that will
reduce the development pressures in all areas within Carlsbad's sphere of
influence listed as negative in their growth managment program.
Attachment
Map showing potential candidate growth areas.
BP:ar
Tounty of 0- an Btrgo
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Dezember 20, 1977
Mr. Paul D. Bussey
City Manager
City of Carlsbad
1200 Elm Avenue
Carlsbad, California 92008
Dear Mr. Bussey:
LUCILLE V. MOORE
SECOND DISTRICT SU?ERVISOR
COUNTY OF SAN DIEGO
1600 PACIFIC HIGHWAY
SAN DIEGO 92101
ply) 236.2260
77
At the risk of being mildly presumptuous, I think it is
safe to assume that I will become -the chairwoman of the
Board of Supervisors for 1978. I am hopeful that my tenure
will prove to be one of opportunity and accomplishment. My
background in City government has made me well aware that in
order to meet the challenges confronting this Board, we need
the support and understanding of our region's municipalities.
I am therefore seeking an opportunity to meet with your
Council to discuss issues of mutual concern. It is my under=
standing that your Council has a regular meeting scheduled for
Tuesday, January 17, 1978, at 7:00_p.m. My assistant,
Kim Kilkenny, has informed me that you have tenatively agreed
to place my request to speak on that agenda.
It is my intention that our discussion will be open to any
topic of mutual interest. But, frankly, there is one issue which
I would like to raise myself, that is growth management. This
Board will soon initiate the public hearing process for the first
portion of our Growth Management Plan. The plans progress to this
date has made me excited about its potential, but I am well aware
that there are those who do not share my positive feelings. I
am therefore, anxious to hear the concerns of your Council at
this meeting.
Surely,
l _
y
Lu6ille V. Moore
Second District Supervisor
San Luis Rey
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POTENTIAL CA"IDATE
GROWTH AREAS
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LIEGEWD s t•rtti.`�.,t3.
PEMASQUIT
PWITIVE Growth in this -area ohighly
compatible
objective with the objective an
should be encouraged. Note: ,bjective - A set of
criteria used to determine
° Grotivth in this area has a "neutr 1'}' if an area is read for roi
R-KIN'. NE�I=F�AL impact upon the objective. Y �
V•^ j•n ^�
zn Gt o}atl in this area i. not cQm�a ible
?s. NEGATIVE `fittl tie o Jective an c� should fie
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CO (jN'CY OF SAN llILC U
�•. ��� INTER -DEPARTMENTAL CORRESPONDENCE
DArc October 12. 1977 _
TO: Boa?:d of Supervisors - (A45)
ROPd: Regional Growth Management Director (A215)
.1
SUBJECT: Growth Management Progress Report
On August 18, 107, your Board considered a draft Candidate Growth
Firea Selection Methodology and preliminary list of implementing
techniques.
RECO2MtNDATION: That your Board
Review the attached report.
Discussion ,
= i
This report deals with the following:
Application of'the Candidate Growth Area Selection
Methodology
Implementation approach including a phasing concept
1. Application of a Candidate Growth Area Selection Methodology -
Preliminary results of the Candidate Growth Area selection
process are included in this report. Substantial additional
analysis will -be required prior to choosing actual areas to
Accommodate future urban development.
2. Implementat.ion Concepts ,
This report includes a concept for phasing growth as well as
additional analysis regarding specific implementing techniques.
r
Board of Supervisors -2- October 12, 1977
Growth -management Progress Report
Followning consideration of this report, staff will prepare a
preliminary plan for your Board's consideration on January 19,'
1978.
Respectfully submitted, CONCURRENCE:
DAVID D. NIELSEN, Director PAUL C. ZUCKEA, r
Regional Growth 24anageme'nt Assistant CAO-IPO '
FISCAL IMPACT_STATEMENT: None '
t
4
ADVISORY BOARD STATEMENT: The Growth Management Advisory'Board $
considered this report on September 29
and.October 11, 1977. Their comments
will be presented to your Board in
conference on October 20, 1977. '
C � i
i
DCN : mi
Attachment
REGIONAL GROWTH MANAGEMENT PROGRAM
PROGRESS REPORT NO. 4
Application of Candidate Growth Area
Selection Methodology
Implementation Approach
October 1977
TABLE OF CONTENTS
PAGE
SUBJECT
I.
Introduction ".
1
Pi. Background.
1
B. Current Report. . . . . . . . . ..
2
1. Application of Candidate Growth
Area Selection Methodology
2•
`3
2. Implementation Concepts. . . . . . . . . . .
a. Phasing Concept . . . . . . . . . . . . . .
. 3
b. Implementation Policies. . . . . . . . .
4
II.
Application of Candidate Growth Area
5
Selection Methodology . . . . . . . . . . . . . . . .
.
A. Introduction . . . . . . . . . . . . . . . . . . . .
. 5
$: Explanation of Methodology. . .
.1
C. Summary of Results . . . . . . . . . . . . . . . .
9
III.
Implementation'Approach. . . . . . • • • • • • • • • • •
• 11
A. General Explanation . . . . . . . . . . . . . . .
. 11,
B. Unresolved Issues
11
C. .Phasing Concept . . . . . . . . . . . . . . . . . .
. 15
D. Additional Implementation Approaches. . . . . . . .
. 23 '
1. Housing Policy Alternatives. . . . . . . . . .
. 23
2. Annexation/Incorporation Policy Alternatives
33
•42
3. Social Policy Alternatives . . . . . . . . .
•
APPENDICES
I
Modifications to the Approved CGA Methodology
II
Social Area Analysis Methodology
III
Candidate Growth Area Selection Process - Preliminary Results
IV
-Attainable Populations in Community,Plan Areas Receiving
Positive or Neutral Ratings
V
Options for Phasing - A Background Paper
14
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i
I. INTRODUCTION'
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I
I. INTRODUCTION
A. Background
This is the fourth Growth Management Progress Report. Previous
reports have dealt with the following:
- Work plan and Program
- Goals, Objectives and Standards
- Candidate Growth Area Selection :Methodology and
Alternative Implementation Techniques
• On April 7, 1977, the Board of Supervisors approved the Growth
Management Work Program. The Work Program includes the following
schedule of activities:
- Development of Goals, Objectives and Standards: July 1977
- Identification of Alternative Candidate Growth
Areas and Implementing Techniques: October 197-7
- Preparation of Preliminary Plan: January 1978 j
- Impact Analysis (economic, fiscal, environ-
mental) results: March 1978 i
- Preparation of Final Plan: June 1978
• On July 26, 1977, the Board of Supervisors approved Goals,
Objectives and Standards for use in preparation of a preliminary
plan. The goals, objectives and standards are being used to do
the following:
- Identify candidate growth areas
- Develop the programs and policies needed to properly
Phase growth
- Formulate other policies in subject areas related to
growth management, such as housing, annexation, social
..concerns, capital facilities
2
• On August 18, 1977,_the Board of Supervisors approved 'a proposed
Candidate Growth Area Selection Methodology and a preliminary listing
of implementing techniques. The methodology is to be used to identi-
fy those areas capable of accommodating additional growth in,a manner
consistent with the approved goals and objectives: The implementing
techniques represent the policy and program options available to the
Board of Supervisors to direct and phase growth in a manner consis-
tent with the approved Goals, Objectives and Standards.
B. Content of Current Report
This report deals with the following:
- Application of the Candidate Growth Area Selection
Methodology
- Implementation approach including a phasing concept
1. Application of Candidate Growth Area Selection Methodology
Growth Management staff has now applied the Candidate Growth
Area Selection Methodology and identified those areas of the
unincorporated area where urban residential growth can best '
be accommodated. The results of this effort are summarized
in this report in Part II, Appendices III and 7V, and on the '
attached map. Additional work remains to be done prior to
actual selection of candidate growth areas including:
• - Application of certain fiscal criteria for which
data are not yet available
• - Resolution of a number of issues identified in this
report (See Part III, Section B, pAges 11 to 14).
- Completion of studies identified in Part II
3
2. Implementation Approach
Progress Report No. 3 identified numerous implementation
alternatives that could be used to phase development and
implement the growth management.program. Since then Growth
Management staff, in conjunction with'County Counsel and IPO
staff, has further evaluated these concepts. This report
includes for Board consideration a.phasing concept and addi--
tional analysis of certain implementing techniques.
a. Phasing Concept
'The phasing concept under consideration proposes use.of
six general land use categories in the Growth Management
Plan:
• - Urban Development Areas: 1985 and 1995
These are the areas to which urban development
would be directed. The areas would be defined
by 1985 and 1995 urban service lines. In the
area beyond the 1965 line, only those interim
uses that do not preclude future urban develop-
ment would be permitted.
Estate Development Area
This is the area outside of the 1995 Urban
D.eveldpment Area. It would receive most "urban"
services except sewers and transit. This area
would serve as a transition or buffer between
the urban and rural areas of the County. It
would include both agricultural and residential
uses.
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4
- Rural Area
This area would have very limited development
in large parcels. The major concern in this
area would be to limit development to available
water resources.
- Country Towns
This classification would be applied to those
small retail/residential areas serving surrounding
rural areas or functioning as resorts.
Desert Area
Due to the unique and complex characteristics of
this area it is recommended that this area be the
subject of separate future study to determine its
appropriate form and rate of development.
b. Implementing Policies
Additional analysis is provided in the following areas:
- Capital facilities
- Housing
r Annexation/Incorporation
Social Concerns
•Analysis of fiscal and economic policies will be completed
prior to submission'of the Preliminary Plan.
1-1
II. APPLICATION OF CANDIDATE GROWTH
AREA SELECTION METHODOLOGY
5
II. APPLICATION OF CANDIDATE GROWTH AREA SELECTION METHODOLOGY \
A. Introduction
On August 18, 1977, the Board of Supervisors reviewed Progress
Report No'. 3 and approved the use of a Candidate Growth Area
Selection Methodology. This methodology involves evaluating
sub -units of the County in terms of those approved growth manage-
ment objectives which are geographically sensitive.*
The methodology contained three basic components.
1. It identified 14 objectives approved for the Growth Manage-
ment Study which are geographically sensitive.
2. It identified a non -numerical rating system which indicates
the degree o'f compatibility with each objective.
3. It defined criteria which provide general indications of an
area's ability to accommodate growth in a manner compatible
with the selected objectives.
The geographical area of analysis used in the methodology was the
4
Traffic Analysis Zone (TAZ)** or where appropriate, divisions of
TAZ's.
In reviewing the methodology the Board of Supervisors made one
major change. They directed that the availability of public transit
be considered in the determination of the overall rating.
* A "geographically sensitive" objective means that to meet the
iiitent of the.objective growth should be directed to geograph-
ical areas with certain characteristics. Example: locate
4rowth in areas where imported water is available.
** A, Traffic Analysis Zone is a geographic unit developed by the
California Department of Transportation to facilitate detailed
regional studies. The size is based upon population and is
,, generally half the size of a census tract.
a 6
B. Explanation of the Methodology
1. The objectives used in the methodology areas•follows:'
Land Use Objectives
Encourage Infilling or Contiguous Development,
Continue and Expand Agricultural Uses
Capital Facilities Objectives
Extend Facilities to Contiguous Areas
Direct Growth Where Facility Capacity Exists
.__ Direct Growth Where the Provision of Public
•Transit is Most Feasible
Environmental Obje^tives
Protect Environmentally'Significant Areas from
Development
Minimize Requiremerts for Space Heating and Cooling
Lpcate Development Where Imported Water is Available
Minimize Transportation Requirements and Number of Trips
Housing Objectives ,
'I ' ncrease the Availability of Low•and Moderate Housing
iDeficient Areas
Social Objectives `
Encourage New Development in Declining Socio-Economic
Areas
Annexation/Incorporation Objective
Encourage Development in Declining Socio-Economic Areas
Optimize Tax Base with Land Use Mix to Encourage Future
Incorporation
Urbanize There County Expenditures and Revenues Balance
2. A Rating System was developed and approved by the Board. This
system is non -numerical and has three'basic categories. The
,._ ratings are:
Rating
+ Growth in this area is highly compatible
with the objective and should be encouraged.
0 Growth in this area has a "neutral" impact
upon the objective.
- Growth in this area is not compatible with,
the objective and should be discouraged.
X This area contains a fundamen•tai restraint
to development.'
3. Criteria were developed for each objective. These criteria
were used to determine the compatibility of areas with each
objective. These criteria were also approved by the Board.
A total of 95 criteria were used in testing for the objec-
tives. The criteria are identified in Progress Report No. 3.
New,or modified criteria are included in Appendix I. For
purposes of explanation one example is as follows:,
objective: Locate Development Where Facility
Capacity Exists or Where Facilities
Can Be Expanded Without Major New
Facilities.
Criteria: This single objective identified four
Fundamental facilities which required
separate analysis -- water, sewers,
fire protection, schools.
The criteria used for this objective were as follows:
+ Sufficient capacity exists (or is assured)
for projected population in this area
0 • While sufficient capacity does not exist,
the facility could be feasibly expanded
to accommodate the projected population
The population projections would require
the construction of major new facilities
* Example: The area is outside the boundaries of a water district
supplying imported water; the area is a floodplain or lagoon, etc.
8
The criteria were applied for°each of the four facility
types in.terms of the three rating levels. Results of this
analysis were then combined into an overall rating for the
objective.
:a
In terms of the criteria identified in Progress Report No. 3
•changes occurred as follows:
a. The criteria selected to indicate the existing or future
availability of public transit were not included in
the original report as the objective was added by the
Board of Supervisors (see Appendix I for Criteria).
b. Social criteria were further refined and modified through
meetings with staff of the Department of Human Relations i
(see Appendix II for explanation) .
Also, areas have not yet been evaluated in terms of the two
fiscal objectives as data regLired to evaluate these objec-
tives is not yet available.
EC 1-1 Optimize Tax Base with Land Use Mix to
Encourage Incorporation
EC 1-2• Urbanize where County Expenditures and
Revenues Balance
4. Evaluation by Traffic Analysis Zone (TAZ)
While the analysis addressed all of the incorporated area,
the initial evaluation covers only the western third of the
County. This is the area of the "218" population projections
and the area subject to current urban development pressures.
A total of 291 TAZ's and.SubTAZ's were included in the
analysis'.
The study then proceeded as follows:
9
In accordance with the Board -approved objectives,
TAZ's beyond the existing boundaries of a water,
district were identified. A total of 31 areas
were excluded on the basis of having a fundamental
restraint to development.
- All areas were evaluated in terms of 95 separate
criteria. A total of 8;000 separate analysis
were required to complete the -analysis.
- After all 261 areas were evaluated, a composite
score or overall rating was assigned to each.
- The overall ratings were then tested and evaluated
to assure consistency and accurancy.
- TAZ's and SubTAZ's were combined to coincide with
community plan and subregional boundaries.
- These larger units were given an overall rating,
and the ratings once again tested for consistency
and accuracy.
C. Summary of Results
The breakdown in terms of the 291 TAZ or SubTAZ studied is as
follows:
104 Received an Overall Rating of Positive
48 Received an Overall Rating of Neutral
108 Received an Overall Rating of Negative
31 Were found to be beyond the existing boundaries of
the San Diego County Water Authority and were thus
excluded from further evaluation
The present population of the areas receiving positive or neutral
-*ratings is approximately 280,000. On the basis of existing plan
designations, these areas could accommodate a population of about
^569,000 (based on "built -out" at sixty percent of the allowed density).
The�569,000 figure, however, may not be reached due to the following:
10
- Existing development in most of these areas is at lower
densities than the General Plan/community Plans permit.
- In some cases, the community plan designations permit more
population than is called for in the community plan goals.
- The figure assumes "total" build -out with little or no
reserve land remaining.
:\
The 1975 population of the area receiving negative ratings was
about 62,000. Future potential population for these areas has
not yet been determined.
In terms of meeting growth management objectives, it would be
desirable to direct future urban development into the areas re-
ceiving positive or neutral ratings. However, it is too ea-ly to
recommend these areas as candidate growth areas. Additional studies
will be necessary in order to more precisely determine the ability
to actually accommodate projected populations.
If these areas cannot accommodate the projected populations, the
Board of Supervisors will have three alternatives:
1. Direct some growth into areas receiving a negative rating.
2. Increase densities within the areas receiving a positive -or
neutral rating.
3. Through the "208" population projection process attempt to
redistribute additional population into the cities of the
region.
Detailed information concerning the areas rated is contained in
+ Appendices III and IV.
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III. IMPLEMENTATION APPROACH
FON
11
MM
III. IMPLEMENTATION APPROACH
A. General Explanation
Progress Report No. 3, submitted in August, outlined a broad range
of implementation alternatives that could be used to phase develop-
ment and implement the growth program. These phasing approaches
and implementation techniques have now been further evaluated and
refined. Before the preliminary plan is developed, it will be
necessary to determine which approaches are best. suited for appli-
cation in terms of both regional and local impacts.
B. Unresolved Issues
Completion 61 an implementation program will require resolution
of a number of important issues. -These issues which will be
the subject of study in the upcoming months include the
following:
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12
1. Relationship Between the Growth Management Program and
Adopted Community Plans
The evaluation completed and described in Part.11 prelim-
inarily identifies those areas which could accommodate -addi-
tional urban residential development. Significantly, certain
areas designated on community plans for urban densities did
not rate highly as potential candidate growth areas.
There is a need for additional evaluation of potential candi-
date•growth areas in terms of adopted community and facility
plans. However, the issue may arise as to whether an effective
growth management program can accommodate all designations on
community plans that were developed on the basis of local
rather than County -wide perspectives.
2. Appropriate Urban and Non -Urban Densities
The existing community plans tend to have large amounts of''
land designated for estate type development - 1/2 acre, 1
acre, 2 acre designations for both residential and agricul-
ture categories. There is tremendous demand for parcels of
this size in San Diego County.
Development at such densities, however, could make implemen-
tation of an effective growth management program very difficult.
Potential problems include the following:
- Such densities req\iire most urban services. The
• costs of delivering those s rvices is generally
higher than for more intensive development (some
costs are paid directly by the property owners,
others are paid by all property owners in the serv-
icing district, some direct costs and most indirect
C4.1L : Cr :..costs or externalities affect all taxpayers in the
County) .
13
- Transportation in these areas is totally dependent
upon the automobile. More and longer trips are
required, thus contributing -to air pollution and
energy problems. Alternative transportation systems
are not feasible.
- Such development prevents densification if this
becomes desirable in future years.
An initial review of public services indicates that a density
of three to four dwelling units per acre is probably the mini-
mum level at which some urban services, for example bus service
and sewers, can be efficiently delivered.
The issue is whether densities should be increased in urban
areas to allow for the most effective use of facilities and
the use of public transit. Conversely, the question arises
as to whether densities should be decreased in the non -urban
areas in the interest of air quality improvement, energy con-
servation, and retaining options for future development. This
is an issue which must be further studied. The lot split
study currently being carried out by the Integrated Planning
office may provide some of the required information.
3. Staging and Phasing of Facilities Not Under Countv Control
Growth management is dependent on phasing development with
essential services and facilities. This study has identified
essential serv:.ces.as water, sewers, fire protection, schools
and transportation, The County provides few such services.
Most of them are provided by independent districts that are
no+-. under County control.
14
At issue is the degree to which the County can effectively
manage growth when it does not control the agencies or faci-
lities,providng the services for that growth. Recommendations
concerning resolution of this issue will be included in the
preliminary plan.
�
15
C. Phasing Concept
1. Introduction
Phasing is basic to growth management. Phasing involves the
staging or scheduling of growth in a planned way. In terms
of the County Growth Management Program, the primary focus
is on locating growth in candidate growth areas and staging
it consistent with facilities availability.
To be effective in the promotion of orderly development, a
phasing concept must incorporate the following considerations:
Coordination of urban growth with the provision of
adequate public facilities and services throughout
the implementation period.
- Provision of sufficient developable land in those `
urban development areas through the implementation
period.
- Inclusion of land use classifications which provide
for a variety of income levels and life styles.
- Ability to adjust or amend the plan to incorporate
changing technical and economic conditions.
G
- Recognition of the interrelationship of all land
use 'in the region.
- Recognition of existing forms of development, land-
ownership patterns, public facilities.
- Recognition of goals, policies and land use classifi-
cations in community plans and general plan elements.
- Recognition of the goals, objectives and standards
adopted for the Growth Program.
In attempting to meet this diversity of requirements, the
phasing concept currently under development and evaluation
would include six broad classifications of land use. These
classes would encompass the land use categories provided for
16
in the General Plan. The classes would mainly identify the
timing of development, the range of densities, and the types
anti levels of public services required. The classes would be:
- Urban Development Area:- 1985 and 1995
Estate Development Area (phased, if necessary)
Rural Area
Country Towns
—Desert Region
The extent and location of each category would be based upon
further study of the candidate growth area designations and
the criteria identified above.
2. 'Explanation of the Categories
a. Urban Development Area: 1985 and 1995
These areas would be served with the full range of urban
services by the period 1985 and 1995. These services and
facilities include sewers, imported water, adequate struc-
tural fire protection by a full-time fire agency, public
transit, libraries, schools, police protection and parks.
The areas would be identified on a map by an Urban Service
Area boundary.for 1985 and 1995. Location of the boundaries
and the size of the areas included within them would be
based upon:
- Priority would be given to those areas identified
as positive or neutral in meeting the objectives
,•- .•..� • . t:.. of the program.
17
- Service capabilities of the public agencies
providing the basic services - sewers, water,
fire protection, schools, and existing bound-
aries for improvement districts.
- Co:.�^�unity plan designations.
- Existing lot and parcel patterns.
- Existing development patterns
The 1985 boundary would designate that area projected
to have urban services by 1985. '
The 1995 boundary would identify that area anticipated
to have urban services in the period 1985 to 1995. In
order to be an effective phasing approach it would be
necessary to retain this designated area in holdings
large enough for economical development after 1985.
The urban development area concept would identify areas
for development at two defineu future points in time -
1985 and 1995, rather than on an annual basis. This
system is proposed for the following reasons:
- The County does not have control of most basic
services as do cities and therefore cannot be
as precise in integrating facilities and land
use plans. _
- Phasing growth in annual increments could be
unduly complex.
- A multi -year system gives greater flexibility
to servicing agency in direction of their pro-
grams.'
Growth in the urban development area would be monitored
_ through implementation of the Integrated Facilities
Adequacy Analysis System (see Progress Report No. 3,
• 18 •
August; 1977). A quarterly report would be i
published, identifying where capacities exist, where '
development is occurring, the types of units being
built, and where problems are developing.
:a
.Even though at the outset the two areas would contain
sufficient land to accommodate development, it would
be necessary to make periodic adjustments to reflect
changing needs and conditions and to assure that
sufficient land remains to accommodate projected housing
demand. The service area would be re-evaluated and ad-
justed every three years.
In the unincorporated area most services basic to develop-
ment are supplied by independent special districts. "To
a great degree provision of new facilities is dependent i
upon obtaining funding by voter approval or grants or
obtaining inter -agency agreements. The County can assist
by early identification of development areas, by assuring
that development patterns meet the requirements for grants '
(e.g., plan for development patterns that minimize
air quality degredation), providing inter -agency assistance.
where feasible, and directing development to obtain maxi-
mum use from existing facilities.
b.. Estate Development Area
This classification would be used to designate those
.. areas where the pattern and density of development
1j
19 .-.
requires urban services and facilities other than sewer
and local public transit (although some of these areas are
served or are within the tax boundaries of an agency).
This classification would incorporate a range of General
Plan land use categories for rural residential, estates
and intensive agriculture. These categories are widely
used in Community Plans.
The Estate Development Area would be located adjacent to
areas designated for 1995 development. It is not yet
clear whether multi -year phasing will be needed in•these
areas.
The location, size and appropriate densities in this cate-
gory would be based upon a study of: f
- Existing ownerships in various parcel sizes..
- P;npact of such development on uses within the
urban development areas.
- Impact of such development on the provision of
public services to urban areas.
- Impact of such development on air quality, water ;
resources and other environmental concerns.
- The im?act of such development on meeting housing
goals.
- Impact of such development on the ability to
adjust to future life style and economic changes.
Community plan designations, goals and policies.
C. Rural Area
This classification would be applied to areas with very
limited development such as eight acres or larger. The
Pam',
20
service and facility requirements are substantially
different than those of urban or estate area.
The major concern in this area is to limit development
to available water resources, since imported water is
generally not available.
d. Country Towns
This classification would be applied to those small
retail/residential.areas serving surrounding. rural
areas or functioning as resorts. These towns would not
have the full range of urban services even though de-
velopment sometimes reaches urban densities. Examples
would.be Julian, Morena, Jamul, Rainbow. ;
e. Desert Area
The Desert Subregional Planning Area is a unique area
to the County. Under this proposed classification sys-
tem it would be recommended that the entire desert sub-
region be the subject of separate, future study to deter-
mine its appropriate level and rate of development.
See.Appendix V for a listing of phasing alternatives con-
sidered.
21
3. Implementation of the Phasing Concept
The implementation of a phasing concept over the og the
growth program will involve at least five steps:
DEVELOPMENT OF THE CONCEPT AND ITS INITIAL APPLICATION
as part of the growth management plan.''That is the
aspact related in Parts 1 and 2 of this section on
Phasing. (Means: An adopted Regional Growth Manage-
ment Program.)
PLANNING AND COORDINATION OF FACILITIES BY THE COUNTY
The County has only limited control over the delivery of
essential services in the area of water, sewers, fire
protection and schools. However,•the County can assume
a more active role in long-range and mid -range facilty
planning in conjunction with the agencies that supply
• these services and the Comprehensive Planning Organiza-
tion: Also, it could serve as advocacy role for those districts
attempting to provide adequate facilities consistent
with the plan. (Means: IPO's Facility Planning Pro-
grams, the Six -Year Capital Facilities Program, CPO's
facility planning programs, A-95 review process.)
- CONTINUAL MONITORING OF DEVELONIENT AND FACILITIES
The County currently has a monitoring and reporting
• program for facilities and development trends (IPO's
Growth and Public Information System and Sanitation
and Flood Control Reserve Treatment Capacity Report).
These reports could be combined and issued on a quar-
terly basis as a general monitoring and reporting system
for use by government agencies and the private sector.
(Means: An Integrated Facility Adequacy Analysis
• System.)
22
ALLOCATION OF SCARCE CAPACITY OR THE RESTRICTION OF
DEVELOPMENT WHERE THERE IS NO CAPACITY
The County is currently considering a system for allo-
cating sewer capacity when there is nest sufficient
capacity for all proposed development (SCRAM). if the
test of that system shows it to be a workable mechanism,
it could be extended to other areas and possibly to
other functions such as schools. The County can also
have an automatic cut-off system with a Facilities
Adequacy Ordinance. (Means: Expanded SCRA14 System, a
Facilities Adequacy Ordinance.)
PERIODIC UPDATING OF THE BOUNDARIES OF THE URBAN
DEVELOPMENT
On the basis of the monitoring systems and functional
planning, the County would periodically, probably.every
three'years, review the areas and redefine the bound-
aries as necessary.
For further information on these specific policies see Progress
Report No. 3, August. 1977.
D. Additional Implementation Approaches
This section contains reports on three additional policy areas -
housing, annexation/incorporation and social concerns.
1. Housing Policy Alternatives
a. Techniques to Reduce Housing Costs
The Growth Management Plan has two goals in the area of
housing:
(1) Assist the private sector to provide sufficient
units; and
(2) Assist the private sector to assure that adequate
affordable shelter will be affordable to all socio-
economic groups.
The increasing cost of housing is well documented in the
San Diego Region. The reasons for the price increases
are -numerous. Specific factors have been identified as
affecting the behavior of the housing market in a recent
publication -by the Graduate School of Management at
UCLA1. Those factors ,are:
- Household formation and net migration
- Availability of mortgage funds
- Inflationary expectations and hedging
- Income increases and expectations about future
incomes
- Tax shelter in home purchasing
- Speculation
- Supply constraints on new home construction
inclading environmental regulations
- Investment from outside California
- Building costs
:ill these factors impact the San Diego housing market.
Most economists seem to agree that these factors collec-
tively have contributed to the recent behavior in the
• housing market. Most projections indicate that the
-- • factors that have contributed
1. Real Estate Indicators, Housing, Real Estate, and Urban Studies
UCLA Gra uate School— f Management, Summer 1977.
24
to the demand side will not diminish in the immediate future.
If the demand continues to increase and the supply does not .
keep pace,then undoubtedly the price of housing will continue
to rise.
The recommendations that follow are primarily related to in-
creasing the supply of housing in the unincorporated area con-
sistent with growth management goals and objectives. The
emphasis is on the production of new housing and specifically
the regulatory tools that the County has at its disposal to
influence production.
A few qualifiers are necessary before discussing regulatory
tools that the County has at its di.sporal. The real estate
market in vacant land is imperfect and the housing production
r
process is complex. The actions that the County can take to
meet the above goals are not limitless. For example, if the
supply of buildable lots increased and the land development
process shortened, theoretically there should be a reduction
in housing costs. This assumption is the basis for the.majority
of the implementing techniques that follow. If the demand is
high the cost reductions may not be passed on to the consumer.
Also, if costs can be cut in one area, extra features and
amenities could be added in their place with the impact of
not reducing the price of the housing.
The actions that could be taken by the County to lower housing
costs are listed below. The list is not all inclusive. Never-
theless, the factors identified would in ou.- opinion contribute
25
to effectively increasing the potential number of building
sites and could reduce the selling price of housing in the
County.
Density Bonuses: Density bonuses would produce more
buildabl3 sites and would increase ,the total supply
.of housing units. There have been density bonuses
permitted by the Zoning Ordinance under the provisions
of the Planned Residential Development. The density
bonuses are predicated upon minimum open space require-
ments, common areas, homeowner associations, and often-
times active recreation areas. This ordinance has led
to many attractive projects. But due to the costs of
the added amenities it has not led to a reduction in
the unit price of housing.
Expanded use of density bonuses as an incentive for
meeting growth management objegtives should be con-
sidered. Lot size reductions to 5,000 or 4,000 square
feet would achieve the desirable density increases.
Design controls would•still be possible through the
subdivision ordinance.
Encourage Development at Maximum Permitted Densities:
Within the unincorporated area as well as within the
region, development is occurring at lower densities
in spite of ;igher housing costs. In 1970, 57.5%
of the total housing units produced in the region
were multi -family. In 1976, 46.3% of the total
26
units produced were multi -family. In the unincorporated
area the respective breakdown was 25.5% multi -family in
1970 and 20.8% multi -family in 1976.
The areas in the unincorporated area that are designated
urban and which have been developed in recent years are
developing at densities well below the planned densities
on the Community Plan. For example, in areas where the
General Plan designates medium residential densities
(7.3 DU/AC) development often is occurring at 2.0 •to 3.0
DU/AC. These reduced densities contribute to the per=
unit increase in housing costs.
In general, subdivisions that are approved in urban
areas should be as close to the permitted plan densities
as possible. There are often site specific reasons for
redu Ang•density related to slope, street and drainage
design, and other mitigating measures that are identified
in the EIR's. These required density reductions should
be weighted against the potential unit price per lot
which could impact the resultant housing costs.
Within the Candidate Growth Areas identified for develop-
ment between now and 1985, increased densities should be
encouraged through the Community Planning Process and
through the project review of subdivisions.
Improve Processing Time: Time delays have often been
sited as a reason for increased housing costs. Within
27
those areas designated as candidate growth areas every
effort should be made to process land use permits as
rapidly as possible. The following procedure could aid
in reducing processing times.
Pre -application Permit Procedure, An applicant
could be permitted to submit a pre -application
that would be reviewed by all County departments
before submitting the formal permit and paying the
required fees. This pre -application would be re-
viewed by the Environmental Analysis Division, Depart-
ment of Land Use,and Environmental Regulation, Depart-
ment of Transportation, Department of Sanitation and
j
• Flood Control, -Department of Public Health, and all
other appropriate County departments. written com-
ments on, the proposed pre -application would be sub-
mitted to the proponent within a reasonable time period
to be established by ordinance. These written comments
would constitute the tentative conditions of approval
once the project is formally submitted. These written
comments would be valid for a specified period of
time and are subject to change with explanation.
- Processing Priority. After approval of a subdivision
map, priority could be given to those maps in Candi-
date Growth Areas. The Department of Transportation
"' could recommend a method of prioritizing projects
28 -^
within these areas. The priorities should apply
to improvement plan checks and on -site construction
inspections.
Subregional Environmental Impact Reports could be
be prepared annually. Such report would specifically
address community -wide environmental impacts. These
impacts are not site related. They would include all
aspects of an EIR including air quality, traffic vol-
umes, schools. sewers, water supply and any other
specific community -wide impacts. The reports would
be reviewed by the community and the Environmental
Review Board: Projects could reference this report
in regard to off -site environmental impacts. On -site
impacts would have to be addressed at the project
level. These reports would help reduce processing
time. They would aid in monitoring the environmental
quality within a given candidate growth area. These
annual reports could serve as benchmarks measuring
_. the effectiveness of general plan implementation
programs.
Comprehensive -Revision to Zoning Ordinance. The
proposed revisions to the Zoning Ordinance will pro-
vide greater flexibility and less administrative
problems than the current ordinance. The adoption
of this ordinance should in the long -run help
reduce processing times.
29
- Mobile Home Parks. Mobilehome parks provide an
alternative housing choice for many persons: In
the recent past there have been fewer mobilehoihe park
developments. Additional review should be conducted
to determine if the Community Plans and Zoning, Ordi-
nance can be changed to encourage more mobilehome park
development. The Board has currently referred this
subject to the Integrated Planning Office and the
Department of Land Use and Environmental Regulation.
b. Techniques to Assist'Low and Moderate Income Households
As the housing market becomes tighter and prices and rents for
housing inc-rease, persons with low and moderate incomes are more
adversely effected than the population at large.
Housing choice becomes more limited and often such individuals
are forced to live in substandard housing. There are specific
subareas within the County with concentrations of low and moderate
income persons: The Social and Economic component of the Growth
Management Plan will identify specific target areas where the
needs of special populations are greatest. The overall strategy
in -the Growth Management Plan will be to accommodate the needs of
these groups and to avoid their exclusion from developing urban
residential areas. Since the private market often does not suc-
ceed in adequately meeting the needs of these special populations,
often additional governmental action needs to betaken.
30 ;
The following list of implementing. techniques could be used to
achieve the goal of adequately assisting all income groups:
Znclusionary Ordinance
The purpose of such an ordinance would be to assure an in -
elusion of low and moderate income,persons in developing
areas.
Such an ordinance would apply, to dwelling units for sale
and for rent within the candidate growth areas. Developers
would be encouraged to develop and sell a specified percentage
of the dwelling units in their developments at a price below
market value (BMP) in exchange for a density bonus. These
BMP units would be sold to households that qualify based on
i
their income level. Financing for the units would come from
traditional private sources.
• f
Such housing would,benefit people of moderate income. The
applicants for the BMP unit would have to be qualified by 6
the Housing Authority and provide evidence of the income
j
level. Income should not be in excess of a certain level
to qualify as a moderate income family, while it would have
to be sufficient to qualify for the loan to purchase the
property.
The developer should have the flexibility to provide these
SMP units anvwhere within the development. As an alterha-
tive, the developer could be permitted to locate the units
within the general area of the projebt rather than within
the specific subdivision.
MOM
~ 31
To insure that these units are•not immediately sold at large
speculative gains, the Housing Authority would have to exer-
cise control over the resale price of the property for a
predetermined period of time. The resale price ,would be
reflective of the inflation rate, selling costs, and the
improvements made to the property.
For units developed for rent, the ordinance would apply to
multi -family complexes creating a specified number of units.
The ordinance would require that a percentage of the units
created be rented at the Fair Market Rental Rates
established by HUD. Additionally, these units would be
offered to the Housing Authority for inclusion in the appro-
priate rent subsidy program designated to assist low and
moderate income households. The Housing Authority should
be granted the right pf first refusal for future rental of
the units produced specifically for low and moderate income
households. If subsidies are not available at the time the
units are first produced, these units would be required to,
be made'available to a low or moderate income family when a
vacancy occurs. This approach is dependent upon the avail-
ability of subsidies. A direct relationship will exist
between the number of units provided to low and moderate
income housing and the available funds. The major benefit
of the ordinance u:yo»ld bq to insure that sufficient units
are available in growth areas when and if in the future
'there are funds available.
32
- Reduction in Fees
The County currently has a full cost recovery policy relating
to direct services provided to the public by the County,.
Additionally, fees are charged a developer for park dedica-
tion purposes.
Development costs can be lowered if fees charged for Below
Market Housing were reduced in the Candidate Growth Areas..
-Before implementation of any fee reduction in growth areas,
the impact on operating departments should be determined.
33
2. Annexation/Incorporation Policy Alternatives
Basic Concept
The Board of Supervisors has adopted the following goal re-
garding annexation and incorporation:
Assure that the appropriate governmental strucure
is established for existing and developing unincor-
porated urban communities so as to provide for com-
munity self government, and efficient and equitable
provision of public services. Priority is given to
Candidate Growth Areas.
This strategy is being developed in coordination with the
Integrated Planning Office (IPO), the Office of intergovern-
mental Affairs (OIA), Community Services Agency (CSA), County
Counsel and the Local Agency Formation Commission (LAFCO) staff.
The preliminary conclusions ;fill be further refined to"'include
fiscal and economic analysis of candidate annexation/incorpor-
ation areas.
In this strategy areas of the County will be divided into six
categories. The categories, prioritized in their suggested
-order of overall emphasis, are as follows:
- Candidate Growth Areas with potential to annex
- Candidate Growth Areas with potential to incorporate
by 1985
- County Islands
Candidate Growth Areas with potential to incorporate
beyond 1985
- Non -Candidate Growth Areas with potential to annex
- Non -Candidate Growth Areas with potential to incor-
poiate beyond 1985
34
Specific implementing techniques for each type of area are
being developed.
EXPLANATION OF THE CATEGORIES
Candidate Growth Areas with Potential to Incorporate
by 1985 —
These areas have the following characteristics:
- Area has existing extended level of urban '
services
- Area is geographically separated from adjacent
cities or is served by separate districts
- Area has a community identify, i.e., a separate
town center
- Area has sufficient economic base for taxing
purposes (economic threshold criteria must be
established)
- Area has devel_ped to 40 percent or more of the
holding capacity of the Community Plan.
- There is an expression of community interest
.(i.e., formai•petition for incorporation)
Implementation techniques under consideration for these
areas could include:
- Establishment of a Community Services
District (CSD) should be encouraged. A CSD can
provide a full range of urban services and has
its own elected governing body. A CSD would
enable many service functions to be consolidated
into one district and could provide the leadership
necessary for incorporation.
r A reorganization analysis could be prepared with
Assistance of the County. Such analysis would
35
include in the review of possible dissolution
and consolidation of servicing agencies.
- Establishment of criteria for initiating incor-
poration studies. This could include an exam-
ination of the fiscal, economic and legal impli-
cations of dissolving special districts and/or
consolidating the functions of the special dis-
tricts serving the area.
- Community Development Funds could be channeled to
these areas for site improvements and facility
provision where such expenditures would expedite
incorporation. ,
- Channel capital facility expenditures into these
areas where such expenditures would expedite
incorporation (for example: Federal grant. a32o-
cations for road improvements could be earmarked
for these areas giving priority to those areas
,-,
identified in the Capital Facility Program which` ,
are also in Candidate Growth Areas).
- Candidate Growth Areas with Potential to Incorporate;
beyond 1985
,,,,•�
These areas have the following characteristics:
- :••, ; ;
- Area has partially extended urban level of services,
i.e., it may lack adequate fire protection, public
sewer systems, . ,rks and libraries. ,
The area is completely removed from any other '
%rb;,`, _
urban center.
The, area has a commur'by Ldentity, i.e., a separate
town center. ,
36
- There is not a sufficient economic abase to incor-
porate at this time due to insufficient generation
of local demand for commercial and industrial
business activity.
- There is a planned physical expansion area.
The area has an underdeveloped primary circulation
system.
- Less than 40 percent of the Community Plan holding
capacity is developed.
Implementation techniques that could be used for, these
areas include:
- Amend the Community Plan to consolidate and better
plan for a servicable urban center.
- The 1985 urban service area should be identified
where there are projected to be facility capacities
• adequate to support population projections in 1985.
i
- Outside the 1:985 urban service line, identify the
area as a 1995 urban_ reserve area; beyond that
establish large lot buffer uses to ensure central-
ized service demand.
- Establish cri terla for the creation of Community i
f
Service Districts, i.e., expressed community interest
as indicated through a narrowly defeated incorporation
initiative or the expressed need for major ($40 mil-
lion) improvements to two primary facilities; sewer,
water, fire, schools, roads.
r
.37
i
Community Development rands could be channeled
to these areas for site improvements and facility
provision where such expenditures would expedite
incorporation.
Channel capital facility expenditures into these
areas where such expenditures would expedite in-
corporation (for example: Federal grant alloca-
tions for road improvements could be earmarked
for these areas giving priority to those areas
identified in the Capital Facility Program which
are also in Candidate Growth Areas).
Non -Candidate Growth
vAreas with Potential to Incorporate
Beyond 935
Implementing techniques that -could be used for these
arras include:
- if the area is not within a Candidate Growth Area,
discourage the formation of Community Services
_ Districts or County,Service Areas that could be
growth inducing.and thus in conflict with growth
management objectives. Give the area the least
priority among the target annexation/incorporation
areas in use of other implementing techniques.
(County Service Areas should only be formed for
public"health and safety.reasons and/or where
there will. be no growth inducing impact.)
- Candidate Growth Areas with Potential to Annex
These areas have the following characteristics:
- The area is adjacent to cities
- There exists a developing commercial base which
appropriately relates to the adjacent Community's
commercial activity.
- There is an extended level of urban services, i.e.,
lighting, library, parks and community recreation
programs.
- Adjacent city has expressed interest by identifying
the area on their general plan as a potential annexa-
ti >n area.
Implementation techniques that could be used in these
areas include:
- Encourage County Service Areas within fringe area
of Candidate Growth Areas on a case -by -case basis.
- Establish a threshold level of services beyond
w:iich formation or expansion of County Service
Areas will not be allowed and annexation will be
necessary.
- Placement of an area in an annexation reserve
with an annexation reserve category or a prezoned
_ category to insure that the area will conform to
the adjacent city's General Plan and to insure that
there will be no zoning inconsistencies.
� - Establish holding zone while amending General Plan
to conform to the adjacent city's General Plan.
39
- Adoption of proposed Board policy regarding city
review of County projects, including lot splits.
- Establish by Board of Supervisor policy that.
within the annexation areas there will be no
waiving of required improvements 'for divisions
of land. This is to insure that standards in the
County meet the standards required by the adjacent
cities.
- Community Development funds should be channeled
to these areas for site improvements and facility
provision where such expenditures would expedite
annexation.
s;
- Channel capital facility expenditures into these
areas where such expenditures would expedite-annexa
tion (for example: Federal grant allocations for #
road improvements should be earmarked for these j
areas giving priority.to those areas identified
in the Capital Facility Program which are also
in Candidate Growth Areas).
Non -Candidate Growth Areas with Potential to Annex
These areas have the following characteristics:
- The adjacent city has expressed interest in their
General Plan.
- The area is not in a Candidate Growth Area.
Implementation techniques that could be used in these
areas include:
A
40
- Discourage in Board pf Supervisors Policy and
General Plan the formation of County Service
Areas for extended level of services which
would be growth inducing and/or for public
health and safety reasons.
Amend the General Plan. to conform to plans of
cities.
- Do not target the areas for major capital facility
improvements.
- Adoption of proposed Board policy regarding city
review of County projects.
• - Deny land division and rezone applications which
are conditioned upon annexation to single service
districts, i.e., water or sanitation where the
land is not contiguous to the district.
-.Place a temporary lot overlay zone on under-
developed lands until annexed -to a city.
County Islands
These are unincorporated areas which are surrounded
• or substantially surrounded by the territory ofcne or
more cities. •(Areas will be specifically designated.)
41
Implementation techniques that could be used in these
areas include:
- Identify the appropriate city or cities to which
the island should be annexed through consultation
with LAFCO staff and the affected,cities.
- Determine which islands fit the criteria specified
in Assembly Bill 1533 (signed by the Governor on
September 30, 1977), for unilateral annexation to
a city. Request appropriate city to initiate pro-
ceedings to annex those island areas.
- Determine island areas for which improvements -..:e
necessary in order for appropriate city to annex.
Target required improvements in these areas if
Annexation can be accomplished, i.e.,-fit defini-
tion of A.B. 1533 or residents are interested in
annexation. If annexation is not feasible, with-
hold improvements except those necessary for public
health and safety.
Within islands that do not fit A.B. 1533 definition,
place T-8 zone overlay on agricultural or under-
developed 'land until area is annexed.
Encourage LAFCO to stringently enforce the govern-
ment code provisions prohibiting annexations which
- would create County islands.
1 4
42
3. Social Policy Alternatives
Growth Management policies can have an effect on the social
and economic character of existing and future communities.
The authority for developing a'physical policy recommendation
in the social area is based upon Board directive and upon an.
identified national effort for local government to assume a
positive role in the coordination of physical and social
planning.
In the adopted goals and objectives, a commitment was made
to the development of economically viable and balanced com-
munities which would meet the needs of existing and future
special target populations. To accomplish this goal, social
policies are being developed which will be incorporated into
both the candidate growth area selection process and in -the
techniques and programs usedi.n the implementation of the Growth
Management Program.
The'policies identified in this p progress report have been ,
developed through a coordinated effort of•the Growth -Management,
Human Resources Agency and Housing and Community Development staffs.
In the development of the initial policies, five basic approaches
for coordinating physical and social planning have been identi-
fied.* They 'include the following:
- Identification of target areas in the Candidate
Growth Area Selection Process.
r - Identification of land use factors and policies
that lead to potential deterioration of communities.
43
- Coordination with the appropriate social service
agencies for the planned delivery of social services
to target populations within candidate growth areas.
- Identify future social service requirements in
Candidate Growth Areas.
- Preparation of a Social Element as a component of
the General Plan.
These implementing techniques will address inter -community
problems as well as site -specific approaches to certain tar=
get populations and community needs. .
- IDENTIFICATION OF TARGET AREAS IN CANDIDATE GROWTH "
AREA SELECTION PROCESS'
J
A. complementary relationship between social, land
use, capital facilities and economic objectives can t{
be established by providing the incentives that would ;
direct private investment -to declining areas and by
targeting those areas for public expenditures, partic-
ularly the upgrading of facilities. Growth should be '
t'
encouraged in certain target areas identified as
declining and in areas where planned land use is
supportive of meeting low and moderate income housing ,
needs.
In addition to encouraging growth in areas which need
to be stimulated economically, comprehensive strategies
for the ultimate development of target areas must be
established. This would involve identifying, in coor-
dination with the Program Planning Management System
(PPMS), the Office Housing and Community Development
.and the Integrated Planning Office (IPO), the current
44
physical needs of target areas, and tte resources
available for these areas. Also to be identified
would be the appropriate application of Community
Development Funds, Federal Aid to Urban Areas Funds
and the IPO Community Planning efforts to meet the
highest priority community upgrading objectives.
Once the needs of the target areas have been identi-
fied and prioritized, these areas may be made more
accessible and desirable for private investment by
developing and upgrading the infrastructure of the
areas. Specifically, Community Development funds may
be used for the initial investment in a target area to
accomplish any or all of the following:
- Site acquisition ,
- Site development for commercial/industrial use
- Public improvements
- Commercial rehabilitation
The County can also direct capital facilities through
the Capital Facilities Program supportive of industrial/
commercial activities to ensure the development and up-
'grading.of these target areas.
- IDENTIFICATION OF LAND USE FACTbRS AND POLICIES THAT
LEAD TO POTENTIAL DETERIORATION OF COt•LNIUNITIrs
Physical factors and land use policies that lead to
deterioration of urban and urbanizing areas should
`! J
be identified. Once these factors and policies have
been identified, land development and improvement
policies should be modified or amended and interven-
tion strategies developed to reverse the trend of
declining areas and to preserve existing stable wreas.
.N
PLANNED DELIVERY OF SOCIAL SERVICES TO TARGET POPULATIONS
WITHIN CANDIDATE GROWTH AREAS
The necessary regional demographic and physical land use
data projections should be provided to the appropriatb
social service agencies to enable those agencies to
determine and plan for the service delivery needs of
target populations in candidate growth areas. This
information would assist the social service agencies in
the development of blueprints for service delivery needs
linked to the notion of a phased development strategy.
Through an identification of where the population trends
are advancing, the social service agencies can better
determine which type of specific community service an
area ioill need and where it should be located.
IDENTIFY FUTURE SOCIAL SERVICE REQUIREMENTS IN CANDIDATE
Service needs and alternative financing schemes should
be identified. Specifically, dedication of sites for
facilities and in lieu fees 'should be examined.
46 •�.
PREPARATION OF A SOCIAL ELEMENT FOR PLACEMENT IN
THE GENERAL PLAN
A social element as a component of the General Plan
should be prepared which prescribes standards that
influence the physical land use density, type, loca-
tion, access and employment opportunity aspects of
long-range planning.
Such an element would ensure that the general plan
would be a comprehensive instrument for discharging
'the County's responsibilities in all areas of planning,
physical, social and economic. It would integrate the
physical development of the County with social concerns
by incorporating policies, goals, and objectives to
meet the community's social needs, while establishing
standards and priorities.
To ensure that a social element would link planning
with resources and administrative action, an imple-
mentation plan should also be developed in conjunction
with the preparation of the social element. Implementa-
tion plans should be a composite of current activities
that include the•allocation of available resources and
reflect the County's changing needs, priorities and
funding.
APPE14DICES
Appendix I
MODIFICATIONS TO THE APPROVED CANDIDATE GROWTH AREA METHODOLOGY
On 18 August 1977 the Board of Supervisors approved the Candidate
Growth Area Selection Methodology. During the impiementation of
this methodolt was necessary to modify certain criteria in
order to facilitate analysis and to address additional considera-
tions•as directed -by the Board of Supervisors. Following is a
description of -only those criteria that were modified. All re-
maining objectives and criteria were implemented as approved.
vital Facilities
Objective: "Encourage growth in those areas where public transit
exists or its provision is most feasible" (Added by
the Board of,Supervisors, 18 August 1977).
Criteria used are as follows:
+ This area is within the existing service area of public
transit and/or designated land use patterns are com-
patible with the future provision of public transit.
This area is beyond the existing service area of public
transit and designated land use patterns are not com-
patible with the future provision of public transit.
Environmental
Objective: "Locate growth in temperate areas."
In order to facilitate analysis the criteria addressed potential
energy requirements for heating and cooling separately. The
amended criteria are as follows:
Heating
+ This area experiences less than 1500 heating degree-
days.
0 This area experiences between 1500 and 2600 heating
degree-days.
This area experiences more than 2600 heating degree-
days.
Cooling
+ This area is within the San Diego Gas and Electric
Air Conditioning Design Temperature Map - Zone A.
0 This area is within the S.D.G.&E. Air Conditioning
Design Map Zones B & E
- This area is within the S.D.G.&E. Air Conditioning
Design Map Zones C, D & F.
Social
See Appendix II.
Economic/fiscal
Objectives: "Optimize tax base with land use mix in order to
encourage incorporation."
• 1
"Urbanize where County expenditures and revenues
balance."
The data necessary .to perform•the required analyses is not yet
available. It is anticipated that the data will be available by
November. After analysis has been performed, the ratings for each
area will be reviewed to determine if any changes in the current
ratings are warranted.
i
Appendix II
SOCIAL AREA ANALYSIS METHOD FOR CANDIDATE GROWTH AREA STUDY
Ratings of the social impact of urban density growth on a particular
area were based on a statistical analysis of social characteristics
of the region. Using information from the 1975 Special Census and
from the IPO Growth Information System, census tracts were separated
into twenty distinct clusters. Each cluster contains one or more
census tracts which.are similar to one another based on an array of
data items related to the physical, economic and demographic character-
istics of these tracts, The advantage of the
cluster analysis method is that it permits the highlighting of features
of the social environment which contribute to the unique dynamics of
a giv n area. 'This is due to the ability of this method to take into
account both the systematic relationships between the indicators
used, and to take into account the relative importance of each factcr,
without the use of subjective weightings. Refinement of this analysis
is currently underway. Relative socioeconomic status was deter-
mined as a function of a diverse set of indicators including income,
unemployment rate, welfare needs, disease incidence and occupational
level. The relative economic stability of an area was determined,
by examining the rate of growth in the housing stock, the mobility
of the current residents, the presence of those on fixed incomes
(elderly and welfare recipients), the percentage of households which
were buying their homes, and the income levels of residents. It was
assumed that lower middle income areas ($8,000 to $11,000 per house-
hold) would be more sensitive to changes in the cost of housing and
changing land uses in general.
I I-2 '
\ The ratings of different areas of the County were based on'a deter-
mination of the relative likelihood that designation as a candidate
growth area would:
- Result in minimum displacement of existing population.through
market forces.
- Serve special target populations such as elderly, minority
and lower income households.
- Tend to preserve and upgrade existing, but declining urban areas.
- Lead to more heterogeneous communities, balanced in the sense,
of approximating regional levels of income, accommodation of
special target populations and employment access.
Census Tracts
A total of 27 percent wholely or.partially unincorporated tracts were
rated highly compatible with these objectives. Another 18-percent of
the County tracts were rated neutral. Negative ratings were given to t
those areas in which the densities or prices of housing, unavailability
of employment or of rental units made meeting the needs of target popu-
lations relatively unlikely without interventions through economic
development, housing or social "service programs.
t
Appendix III
CANDIDATE GROWTH AREA SELECTION PROCESS:
\ Preliminary Results
This section contains the results of Growth Management staff's
preliminary application of the Candidate Growth Area Selection
Methodology. The following areas of the County are included:
- all areas that received an overall positive or neutral
rating
= certain areas that are currently under development pres-
sure, but received an overall negative rating
As indicated above the areas were developed•by combining TAZ'S
or Sub-TAZ'S that are geographically related and had similar
ratings. Altogether 291 TAZ'-S or Sub-TAZ received full eval-
uation on all criteria. The 15 areas identified below as re-
ceiving overall positive or neutral ratings, are comprised of
152 TAZ'S or Sub=TAZ'S. The 7.areas identified below as re-
ceiving negative ratings constitute 16 TAWS or Sub ITAZIS. The
remaining 123 TAZ'S or Sub-TAZ'S not reported on in this section
also received negative overall ratings. However, they are•not
presented in detail as they are not currently subject to de=
velopment pressure.
AREAS RECEIVING POSITIVE OR NEUTRAL RATINGS
Alpine Townsite North Vista
Buena Poggi Canyon(south of Sweetwater)
Carlsbad -San Marcos Islands Poway
Escondido Fringe Area Ramona Townsite
Fallbiook Townsite San Dieguito Coastal/Rancho Santa Fe
Lakeside/S.antee South San Marcos
Montgomery Sweetwater/Rice Canyon
, � :; E Xalle de Oro/Rancho San Diego
III-2
AREAS CURRENTLY UNDER GROWTH PRESSURE WHICH RECEIVED
NEGATIVE RATINGS
Blossom Valley
Bonita Miguel
Crest/Harbison Canyon
Jamul
Jesmond Dene •(north of Escondido)
Otay Mesa
Valley Center Townsite
SUWIARY BY ItNTRIX
SUMMARY OF
u
OVERALL
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RATINGS '
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Alpine Townsite
+
0
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0
-
0
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-
+
0
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0
0
-Buena
+
0
+
+
+
+
+
+
-
+
+
+
0
-
+
+
Carlsbad/San
Marcos Islands
+
-
+
+
+/0
+ 11
+
0
+
+
+
0
+
+
Escondido Fringe
+
-
0
+
-
+
0
+ -0/-
+
0
+
0
I +
W
+
0
Fallbrook
+
0
+
+
+/0
+
+
+
-
+
+
+
0
0
E-,
-
+
Lakeside/Santee
+
0
+
+
+/0
+
t
+
-
+
+
+
+
+
W
+
+
Montgomery
+
0
+
+
+
+
+
+
0
+
+
+
+
+
a
+
+
North Vista
+
0
+
+
0
+/-
0
0
0
+
+
0
I -
+
p,
+
Poggi Canyon
-
0
-0
-
+
-
+
0
0
+
++0
EO
Poway
+
0
0
+
+/0
+/-
+
+
-
+
0
0
0
-
O
0
+
Ramona Townsite
-
0
-
+
+
+
+
+
-
+
0
0
0
+
V
=
0
San Dieguito
+
0
+
+
+/0
+/-
+
+
0
+
0
+
+
0
-
+
Coastal
So. San Marcos
+
0
+
+
0
+
+
+
0
+
+
+
0
+
+
+
Sweetwater/
+
0
+v
+
+
+/-
+
0
0
+
+
+
0
-
E,
+
+
Ride Canyon
Valley de Or
+
0
+
+
+/0
•+
+
+
0
+
+
+
+
+
O
-
+
Rancho San Die
H
Blossom Valley
-
0
-
+/0
-
-
-
+
-
+
0
0
+
0
-
Bonita Miguel
-
0
-
0
0
-
0
0
-
0
-
-
-
0
-
Crest/Harbison
+
0
0
+/0
0/-
-
0/-
+
-
+
-
-
-
+
0
Jamul
-
0
-
0/-
-
-
-
0
-
+
-
-
-
+
0
-
Jesmond Dane
+
0
+
-
-
+
-
+
-
+
-
0
-
-
+
Otay Mesa
-
-
-
0/-
-
+/-1
1
0
+
0
-
Valley Center
-
0
-
0
-
-
-
+
-
0]
-
-
Townsite
I
i
1I'-4
ALPINE TOWNSITE
Area Description
An area of approximately two square miles constituting the
existing townsite
of Alpine. The 1975 population was approximately 3,600.
Overall Rating
NEUTRAL
Although cunetioning as an urban center, Alpine has'a-limited area served with the
full range of urban services.
Individual Category Ratings:
Specific
Objectives Overall
Land Use
Overall
+
Encoutage Infilling and Contiguous Urbanization
+
Preserve and Expand Agricultural Uses
0
Capital'Pacilities
Overall'
0
Contiguous Expansion Possible
+
Fability Capacity Exist
0
Transit Service Possible
-
Environmental
Overall.
0
Protect Environmentally Significant Areas
+
Minimize Space Heating and Cooling -
Imported Plater Can Be Provided
+
Minimize Transportation Requirement
0
Housing
Land Use Designation Provides Densities that
+
may permit Low and/or Moderate Income Housing
Social
courage D�:velopnleliLdii Declining Areas
0
Annexation
Within a City's Sphere of Planning and has
-
Compatible Land Use Designations
fi
BUENA
Area Description
An area of approximately five square miles located between Vista and San Marcos.
The 1975 population was approximately•5,000.
Overall Rating,
POSITIVE
Buena is an area served by necessary urban services and is contiguous to two
incorporated communities. Additional development would have minimal environmental
impact.
Individual Category Ratings:
Specific
•
Objectives
Overall
Land Use
Overall
?
+
Encourage Infilling and Contiguous Urbanization
+
4
Preserve and Expand Agricultural Uses
0
1
Capital Facilities
Overall'
Contiguous Expansion Possible
+
;
Facility Capacity Exist
+
Transit Service Possible
+
Environmental
Overall
+
Protect Environmentally Significant Areas
Minimize Space Heating and Cooling
0/-
Imported Water Can Be Provided
+
Minimize Transportation Requirements
+
Housing
Land Use Designation Provides Densities that
0
may permit Low and/or Moderate Income Housing
Social
Encourage Development in Declining Areas
Annexation
Within a City's Sphere of Planning and has
+
Compatible Land Use Designations
CARLSBAD-SAN MARCOS ISLANDS
Area Description
The area consists of four unincorporated islands in the Carlsbad, Vista, San Marcos
area. The four areas constitute approximately seven square miles. These pare
largely uninhabited with a 1975 population of 100.
Overall Rating
POSITIVE
Although the areas are presently undeveloped, their proximity to adjacent cities
which could enhance facility development and the lack of environmental constraints
resulted in an overall positive rating.
Individual Category Ratings: SpecificObjectives Overall
Land Use
Overall +
Encourage Infilling and Contiguous Urbanization +
Preserve and Expand Agricultural Uses -
Capital Facilities
Overall
.+
Contiguous Expansion Possible +
Facility Capacity Exist +/0 i
Transit Service Possible
Environmental
Overall +
Protect Environmentally Significant Areas +
Minimize Space Heating and Cooling
0 �
Imported Water Can Be Provided +
Minimize Transportation Requirements + j
Housing
Land Use Designation Provides Densities that 0
may permit Low and/or Moderate Income Housing
Social
Encourage Development in Declining Areas - f
. Annexation
Within a City's Sphere of Planning and has +
Compatible Land Use Designations
III-7 '
ESCONDIDO FRINGE
Area Description
j An area of approximately five square miles surrounding Escondido. The 1975
population was 8,000.
overall Rating
NEUTRAL
The area is positive in terms of proximity to existing urbanization and employment
centers but negative because of low density land use designations, existing
agriculture and lack of facilities.
Specific
Individual Category Ratings: Objectives I
Land Use
Overall
Encourage Infilling and Contiguous Urbanization
Preserve and Expand Agricultural Uses
Capitai Facilities
Overall
Contiguous Expansion Possible
Facility Capacity Exist
Transit Service Possible
Environmental
Overall
Protect Environmentally Significant Areas
Minimize Space Cleating and Cooling
Imported Plater Can Be Provided
Minimize Transportation Requirements
Housing•
Land Use Designation Provides Densities that
may permit Low and/or Moderate Income•llousing
Social
Encourage Development in Declining Areas
Annexation
within a City's Sphere of Planning and has
Compatible Land Use Designations
0/-
0
Overall
0
i
0
i
111-a
FALLBROOK TOWNSITE
Area Description
An area of approximately seven square miles constituting the
existing
town site
of Fallbrook. The 1975 population was approximately 10,000.
Overall Rating
POSITIVE
The townsite is a full} served, developing urban center where
further
development
would have minimal environmental impacts.
Specific
Individual Category Ratings:
Objectives
Overall
Land .Use
Overall
+
Encourage Infilling and Contiguous Urbanization
+ .
Preserve and Expand Agricultural Uses
0
Capital Facilities
Overall
+
Contiguous Expansion Possible
+
Facility Capacity Exist
+/0
Transit Service.Possible
+
Environmental
Overall
+
Protect Environmentally Significant Areas
+
Minimize Space Heating and Cooling
-
Imported V7ater,Can Be Provided
+
Minimize Transportation Requirements
+
Housing
Land Use Designation Provides Densities that
0
may permit Low and/or Moderate Income Housing
Social
'
Encourage Development in Declining Areas
0
Annexation ,
Within a City's Sphere of Planning and has
-
sr 1 1n•+ Use D- , 4Compatihle Land Use Designations
azx-9
'
LA.MsIDE-SANTEE
;
Area Description
's'his area of approximately 30 square miles consists of
all' of the Santee
Community
Planning Area except for the northeast fringe and that
portion of the Lakeside
Community Planning Area within the community plan Urban Limit Line. The
1975
population was approximately 78,000.
Overall Rating
'POSITIVE
These are established suburban communities appropriate
for accomodating additional
development.
•
Specific
Indi"vidual Category Ratings:
Objectives
Overall
4,and Use
Overall
+
Encourage Infilling and Contiguous Urbanization
+
'
Preserve and Expand Agricultural Uses
0
Capital Facilities
Overall
+
Contiguous Expansion Possible
+
Facility Capacity Exist
+/0
Transit Service Possible
+
Environmental
Overall
+
' Protect Environmentally Significant Areas
+
;
Minimize Spare beating and Cooling
Imported Water Can Be Provided
+
Minimize Transportation Requirements
+
Housing
Land Use Designation Provides Densities that
+
.. may permit Low and/or Moderate Income housing
• Social
Encourage Development -in Declining Areas + '
Annexation
Within a City's Sphere of Planning and has +
' sbmpatible Iand' Use Designations I ,
Area Description
An area of approximately four square miles between Chula Vista and the San Ysidro
area of the City of San Diego. The 1975 population was approximately 15,000.
Overall Rating
POSITIVE
Further development of this area would be consistent with most of the objectives
evaluated.
Specific
Individual Category Ratings: Objectives
Land Use
Overall
Encourage Infilling and,Contiguous Urbanization
Preserve and Expand Agricultural Uses
Capital Facilities
Overall'
Contiguous Expansion Possible
Facility Capacity Exist
Transit Service Possible
Environmental
+
0
Overall
Protect Environmentally Significant Areas +
Minimize Space Heating and Cooling 0
Imported Plater Can Be Provided +
Minimize Transportation Requirements +
Housing ,
Land Use Designation provides Densities that
may permit Low and/or Moderate Income Housing
Social
Encourage Development in Declining Areas
Annexation.
Within a City's Sphere of Planning and has '
Compatible Land Use Designations
NORTH VISTA
Area Description
An area of approximately four square miles along the northern edge of Vista.
The
1975 population was approximately 1,500.
`
Overall Rating
NEUTRAL
i
This semi -rural area received an overall rating of neutral
because of uncertain
priority for facility allocations and the marginal environmental and housing
ratings.
{
Specific
Individual Category Ratings:
Objectives
overall
Land Use
Overall
+
Encourage Ipfilling and Contiguous Urbanization.
+
Preserve and Expand Agricultural Uses
0
Capital Facilities
Overall
0
Contiguous Expansion Possible
+
Facility Capacity Exist
0
Transit Service Possible
Environmental
Overall
0 ,
Protect Environmentally Significant Areas
0
'Minimize Space Heating and Cooling
0
Imported Water Can Be Provided
. +
Minimize Transportation Requirements
+
Housing ,
Land'Use Designation Provides Densities that
`
may permit Low and/or rloderate Income Housing
Social
Encourage Development in Declining Areas
+
• Annexation
Within a City's Sphere of Planning and has
+
Compatible Land Use Designations
A
III-12 '
POGGI CANYON
Area Description
An area of approximately five square miles south of the Sweetwater Community
Planning Area and north,of Otay Mesa: The area is largely undeveloped and
had a 1975,population of approximately 100.
Overall Rating
NEUTRAL
Although lacking in basic facility needs and failing to meet other criteria, the
area received a neutral rather than negative rating because of its proximity
to Chula Vista which provides shopping and employment centers.
Specific
Individual Category Ratings: objectives I Overall
Land Use
Overall
Encourage Infilling and Contiguous Urbanization
Preserve and Expand Agricultural Uses
Capital Facilities
Overal'L
Contiguous Expansion Possible.
Facility Capacity Exist
Transit Service Possible
Environmental
Overall
Protect Environmentally Significant Areas
Minimize Space Heating an& Cooling
Imported I -later Can Be Provided
Minimize Transportation Requirements
Housing -
Land Use Designation Provides Densities that
may permit -Low and/or Moderate Income Housing
Social
Encourage Development in Declining Areas
Annexation
Within a City's Sphere of Planning and has
Compatible Land Use Designations
0
0
+
0
0
+
i•
0
POWAY
Area Description
This area consists of approximately 22 square miles and consists of portions of
the Poway Community Planning Area west of Espola Road and south of Poway Road.
The 1975 population was approximately 26,000.
Overall Rating
POSITIVE
One half of the 'iA2s were rated overall positive while the other half were rated
neutral. The central portions received the positive ratings. In general, facili-
ties could be provided. Its geographic location and lack of employment centers
will result in increased energy consumption.
Individual Category Ratings:
Land Use
Overall
Encourage Infilling'and Contiguous Urbanization
Preserve and Expand Agricultural Uses
Capital Facilities
Overall
Contiguous Expansion Possible
Facility, Capacity Exist
Transit Service Possible
Environmental
Overall
Protect Environmentally Significant Areas
Minimize Space Heating and Cooling
Imported Water Can Be Provided
Minimize Transportation Requirements
Specific
Objectives Overall
0
0
+/0
0
0
Housint
Land Use Designation'Provides Densities that 0
may permit Low and/or Moderate Income Housing
Social
Encourage Development in Declining Areas -
Anne5kation
Within a City's Sphere of Planning and has 0
Compatible Land Use Designations
II1-14
RAMONA TOWNSI'M
The area consists of approximately five square miles and includes the townsite of
Ramona and the area adjacent to Highway 67. The 1975 population was 4,300.
Overall Rating
NEUTRAL
The area received an overall neutral rather '.,nari positive rating because of
extensive rural residential plan designations and because the area is relatively
undeveloped and geographically separated from the County's urban areas.
Specific
Individual Category Ratings: Objectives Overall i
Land Use
Overall
Encourage Infilli.ng and Contiguous Urbanization -
Preserve and Expand Agricultural Uses 0
}
Capital Facilities
Overall f•
Contiguous Expansion Possible + i
d'
Facility Capacity Exist + h
°
Transit Service Possible + s
Environmental
overall 0
Protect Environmentally significant Areas +
liiriimize Space Heating and Cooling
Imported Ilater Can Be Provided +
Minimize Transportation Requirements 0
Housing
Land•'Use Designation Provides Densities that 0
may permit Low and/or Moderate Income Housing
Social + •
Encourage Development in Declining Areas
Annexation
Within a City's sphere of Planning and has -
-• `' "Compatible Land Use Designations
SAN DIEGUITO COASTAL/RANCHO SANTA FE
Area Description
An area of 24 square miles consisting of Leucadia, Encinitas, Cardiff -by -the -Sea,
Solana BeacV, Olivenhain, and the Rancho Santa Fe covanent area. The 1975
population was 39,000.
Overall Rating
POSITIVE
Olivenhain and Rancho Santa Fe received overall neutral ratings while the
remaining areas were rated positive.
Specific
Individual Category Ratings:
Overall
Objectives .
Land ,Use
Overall
Encourage Infilling and Contiguous Urbanization
+ i
,Preserve and Expand Agricultural Uses
0
i
Capital Facilities
Overall
Contiguous Expansion Possible
Facility Capacity Exist
+/0
Transit Service Possible
Envir onmental
, !
overall
+
Protect Environmentally Significant Areas
+
Minimize Space Heating,and Cooling
0 :
Imported Water Can Be Provided
+
Minimize Transportation Requirements
0
Housing
Land Use Designation provides Densities that
may permit Low and/or FIoderate Income Housing
Social
Encourage Development in Declining -Areas
0
Annexation
I
�•��5'`c Within a, City!s Sphere of Planning and has
`
Compatible Land Use Designations
SO SAN MARC-,.-
Area Description \
An area of five square miles south of Route ';i2 including Lake San Marcos Community.
The 1975 population was approximately•5,000.
Overall Rating
POSITIVE
The existing development level, availability of facilities
and minimal environmental
impacts from additional development resulted'in the•overall positive rating.
�
Individual Category -Ratings:
Specific
Objectives
Overall
Land Use
f Overall
k
+
Encourage Infilling and Contiguous Urbanization
+
Preserve and Expand Agricultural Uses
0
a
Capital Facilities
i
'Overall
+
Contiguous Expansion Possible
+
Facility Capacity Exist
0
Transit Service Possible
+
Environmental
Overall
+
Protect Environmentally Significant Areas
+
Minimize Space Heating and Cooling
0
Imported Water Can Be Provided
+
Minimize Transportation Requirements
+
Housing
Land Use Designation Provides Densities that
0
may permit Low and/or Modr•ate Income Housing
Social
• Encourage Development in Declining Areas
+
Annexation
,
Within a City's Sphere of Planning and has
+
-Compatible Land Use Designations
r
1II--17
SWEETWATER AND RICE CANYON
Area Description
An area of approximately nine square miles including all of Sweetwater Community
Planning Area and Lincoln Acres. Rice Canyon is an undeveloped County island
surrounded by Chula Vista. The 1975 population of these three areas was 16,500.
Overall Rating
POSITIVE
'The area is served by urban facilities and is adjacent to urban areas.
Specific
Individual Category Ratings: Objectives
overall
Land Use
Overall
+
Encourage Tnfilling and Contiguous Urbanization +
Preserve and Expand -Agricultural Uses 0
Capital Facilities
_
overall
+ '
Contiguous Expansion Possible +
Facility Capacity Exist +
Transit Service Possible
Environmental
overall
+ '
Protect Environmentally Significant Areas 0
Minimize Space Heating and Cooling 0
Imported Water Can Be Provided +
Minimize Transportation Requirements +
Housing
Land Use Designation Provides Densities that
0
may -permit Low and/or Moderate Income Housing
social
Encourage Development in Declining Areas
_
Annexation
Within a City's Sphere of Planning and has
+
Compatible Land Use Designations
VALLE DE ORO/RANCHO SAN DIEGO
Area Description
An area of approximately twenty square miles consisting of all the Valle de Oro
Community Planning Area. The 1975 population was approximately 67,000.
Overall Ratings
POSITIVE
Nearly all objectives were met by this area.
Specific
Individual Category Ratings:
Objectives
Overall
Land -Use
Overall
+
Encourage•Infilling and Contiguous Urbanization
+
Preserve and Expand Agricultural Uses
0
Capital Facilities
Overall
+
Contiguous Expansion Possible
+
Facility Capacity Exist
+/0
Transit Service Possible
+
Environmental
Overall
+
Protect Environmentally Significant Areas
+
Minimize Space Heating and Cooling
0
Imported Water Can Be Provided
+
Minimize Transportation Requirements
+
Housing
Land Use Designation Provides Densities that
+
may permit Low and/or ftderate Income Housing
social
Encourage Development in Declining Areas
+
Annexation
Within a City's Sphere of Planning and has
-
Compatible Land Use Designations
BLOSSOM VALLEY
\ Area Description
This area of approximately three square miles is between Lakeside and Alpine
to the north of Interstate 8. The area is within the Lakeside Community Planning
area. The 1975 population was approximately 3,000.
Overall Rating
NEGATIVE
The area received a negative rating because it lacks facilities and is not
adjacent to urbanized areas. Also, large lot development of the area is
appropriate to the rural setting and preempts extensive urbanization.
Specific
Indiyidualj'Category Ratings:
Objectives
Land Use
Overall
Encourage Infilling and Contiguous Urbanization
-
Preserve and Expand Agricultural Uses
0
Capital Facilities
'Overall
Contiguous Expansion Possible
+/0
Facility Capacity Exist
-
Transit Service Possible
-
Environmental ,
Overall
Protect Environmentally.Significant Areas
+
Minimize Space Heating and Cooling
-
Imported Water Can Be Provided
+
Minimize Transportation Requirements
0
Housing'
Land Use Designation Provides Densities that
may permit Low and/or Moderate Income Housing
Social
Encourage Development in Declining Areas
Annexation
,
Within a City's Sphere of Planning and has
Compatible Land Use Designations
Overall
0
0 ,
BONITA MIGUEL
Area Description \
This area contains four square miles and is generally comprised of the western
slope of Mother Miguel Mountain, south of the Sweetwater Reservoir. The 1975
population was 100.
Overall Rating
NEGATIVE
This area is separated from existing urban development and lacks essential
facilities.
i
Individual Cateqory Ratings: SpecificON ectives Overall
Land Use
Overall
Encourage Infilling and Contiguous Urbanization -
Preserve find Expand Agricultural Uses p
Capital Facilities
overall i
0
Contiguous Expansion Possible
• 0 i
Facility Capacity Exist 0 1
Transit Service Possible _
Environmental
Overall _
Protect Environmentally Significant Areas 0
Minimize Space Heating and Cooling -
Iinported Water Can Be Provided 0
,Minimize Transportation Requirements -
Housing
Land Use Designation Provides Dansities that -
may permit Low and/or Moderate Income Housing
social
Encourage Development in Declining Areas -
Annexation
'Within a City's Sphere of Planning and has 0
-. ;. V.—, • ..._.Compatible Land Use Designations
CREST RAkjk:i oN CM420N
Area Description
This area consists of the three small communities of La Cresta, Suncrest, and
Harbison Canyon, covering a combined Brea of three square miles. The area is
in the foothills east of E1 Cajon. The 1975 population was 4,500.
Overall Rating
kGATIVE
These areas are distant from shopping and employment centers and are not
contiguous to existing urban development.
1
Specific
Individual Category Ratings: -Objectives Overall
Land Use j
Overall- 0
Encourage Infilling and Contiguous Urbanization +
y
Preserve and Expand Agricultural Uses 0 s
Capital Facilities }
Overall 0 /_
Contiguous Expansion Possible +/0
Facility Capacity Exist 0/_
Transit Service Possible ..
Environmental !�
Overall _
Protect Environmentally Significant Areas' +
--- Minimize Space Beating and Cooling -
imported Water Can Be Provided +
Minimize Transportation Requirements
Housing
Land Use Designation Provides Densities that
may permit Low and/or Moderate Income Housing
Social
Encourage Development in Declining Areas +
Annexation _
Within a City's Sphere of Planning and has 0
Compatible Land ,Use Designations '
111-22
JAMUL
\Area Description
Jamul lies four miles east of the Sweetwater River on Highway 94, south and
easterly of the E1 Cajon Valley. The 'area contains three square miles and had
a 1975 population of approximately 2,000.
Overall Rating
NEGATIVE
Jamul is removed from any urbanizing areas. There are major facilities and
envrionmental constraints.
Specific
Individual Co : late Ratings: g � g Objectives
Overall
Land Use
Overall
_
Encourage Snfilling and Contiguous Urbanization -
Preserve and Expand Agricultural Uses 0
Capital'Facilities
Overall
-
Contiguous Expansion Possible 0/-
Facility Capacity Exist
Transit Service Possible -
Environmental
Overall
_ I
Protect Environmentally Significant Areas 0
Minimize Space Heating and Cooling _
Imported Water Can Be Provided +
3
Minimize Transportation Requirements -
Housing
Land Use Designation Provides Densities that
maypermit, Low and/or Moderate Income Housing
Social
Encourage Development in Declining Areas
+
Annexation
' Within a City's Sphere of Planning and has
0
�Coirpatible Lind Use Designations
III-23
JESMOND DENE
I
-Area Description
The Jeswnd Dene area lies north of the Escondido fringe
on the east side of
U.S. 395. The area contains two square miles and had a
1975 population of
1,500.
Overall Rating
NEGATIVE
The area received an overall negative because of the lack of facilities and the
distance to*shopping and employment centers.
Specific
Individual Category Ratings:
Objectives Overall
Land Use
Overall
+
Encourage Snfilling and Contiguous Urbanization
+ ,
Preserve and Expand Agricultural Uses
0
Capital Facilities
Overall
Contiguous Expansion -Possible
Facility Capacity Exist
Transit Service Possible
Environmental
Overall
0
Protect Environmentally Significant Areas
+
Minimize Space Heating and Cooling
Imported Water Can Be Provided
+
Minimize Transportation Requirements
Housing
Land Use Designation Provides Densities that
may permit Low and/or Moderate Income Housing
Social
Encourage Development in Declining Areas
Annexation
Within a City's Sphere of Planning and has
+
Compatible Land Use Designations
T.�
Itt-'L9
OTAY MESA
Area Description \ '
The Otay Mesa area extends from the eastern San Diego rity limit of the. San
Ysidro community to the foothills and•includes the.Srown Field area between
the Otay,River Valley and the international bouneAary. The area contains.11 i
square miles and had a 1975 population of 500.
'Uverall Rating
MGATIVE
The mesa and border areas are -removed from (existing urbanization. There are major
facilities and environmental constraints.
Specific
Individual Category Ratings: Objectives Overall
Land Use
Overall
Encourage Infilling and Contiguous Urbanization
Preserve.ana Expand Agricultural Uses ;
Capital Facilities
.Overall
Contiguous�Ex:ansion Possible 0/-
Facility-Capacity Exist
Transit Service Possible
Environmental
Overall
Protect Environmentally Significant Areas
Minimize Space Heating -and, tooling -
Lnported Waster Can Be Provided +
Minimize Transportation Requirements -
Housing,
Land Use Designation Provides Densities that 0'
f
may permit Loa and/or Moderate Income Housing,
Social
Encourage Development in Declining Areas +
Annexation
r within a City's Sphere of Planning and has 0•
Compatible Land Use Designations
II1-25
• _ T _
VALLEY CENTER TOWNSITE
Area Description
Valley Center is a rural serving community north of Escondido
on County Road
S-6, eight miles east of Interstate 15. The town center contains 1 squa`re
mile and,had a 1975 population of approximately 2,000.
Overall Rating
NEGATIVE
.ti
The town site is underdeveloped and far removed from existing
urbanization.
Facilities'are unable to accomodate significatn additional development.
Specific
Individual Category Ratings:
Objectives
overall ;
Land Use
Overall
-
Encourage•In£illing and Contiguous Urbanization
-
Preserve and Expand Agricultural Uses
0
!
Capital Facilities
Overall
a,
Contiguous Expansion Possible
0
Facility Capacity Exist
-
Transit Service Possible
-
Environmental
+
Overall'
10
Protect'Environmentally Significant Areas
+
Minimize Space Heating and Cooling
- ,
•
Imported Water Can Be Provided
+
Minimize Transportation Requirements
•0
Housing,
Land'Use Designation Provides Densities that
'
may permit Low and/or Moderate Income Housing
Social
Encourage Development in Declining Areas
0
• Annexation
r
Within a City's Sphere of Planning and has
Compatible Land Use Designations
\ Appendix IV
'ATTAINABLE POPULATIONS IN COMMUNITY PLAN AREAS
RECEIVING POSITIVE OR NEUTRAL RATINGS
The attached table shows an initial estimate of the practical or
attainable population if future growth were to be restricted to
the positive and neutral areas within each community and subregional
planning area. Of the 19•areas within the western third of the
County only three (Valle de Oro, Santee and Lakeside) appear able
to accommodate the community population goals if future growth is
restricted to the positive and neutral areas only.
Explanation of Table
Column 1
Identifies each of the 19 community planning
or subregional planning areas in the western
on -third of the County
Column.2
Identifies 1975 population
Columns 3,4,5
Show holding capacity for the area if only
the positive and neutral TAZ's were used for
futrue growth
Column 6
Identifies 1975 population location in areas
given a negative rating
Column 7
Identifies the planning areas stated popula-
tion goal
Column 8
Shows what percentage of the projected popu-
lation would be accommodated if all future
development was confined to TAZ's rated
positive or neutral
Column 9
Shows what percentage of projected dwelling
units could be accommodated at urban densi-
ties within the TAZ's rated positive or
neutral
1 2 3 4 5 6 7 8 9
HOLDING CAPACITY IF ONLY POSITIVE
NEGATIVE
COMMUNITY PLAN
PERCENTAGE
AREAS
OF DUt. Itt^
PERCENT
AND NEUTRAL AREAS DEVELOPED
EXISTING
CGA
1975
(1975)
POPULATION
ACCOM-
34ED• RES.
AREA
POPULATION
POSITIVE
NEUTRAL
TOTAL
POPULATION
GOAL
MODATION
/OR DENSER
AREAS
AREAS
Poway CP
25,700
28,100
11,900
40,000
400
45,000
89.8
46.9
.Sweetwater CP
16,500
13,300
2,900
16,200
--
20,000
81.0
36.7
Valle de Oro CP
67,400
92,200
24,800
117,000
% 00
94,000
124.6
74.8
Santee CP
39,600
88,800
4,700
93,500
--
75,000
124.7
95.5
Lakeside CP1
38,500
39,900
,5,100
45,000
3,500
50,000
97.0
54.6
i
Alpine CP
4,600
--
6,600
6,600
1,000
10,750'
70.7
90.7
Ramona CP
8,000
--
9,800
9,800
3,700
28,500
47.4
82'.9
,San Dieguito CP
41,600
59,000
13,000
72,000
1,300
90,000
81.4
68.5
Fallbrook CP
13,400
19,700
3,700
23,400
4,500
36,000
77.5
58.8
Rainbow CP
2,200
--
--
--
2,200
6,000
36.7
0.0
Valley Center CP
4,000
--
--
--
4,000
10,000
40.0
0.0
Otay SR
N/A
-0-
13,000
13,000
2,500*
N/A
N/A
100.0
South Bay SR
N/A
18,100
-0-
18,100
--
N/A
N/A
100.0
Jamul-Dulzurr
N/A
--
--
--
2,700*
N/P.
N/A
0.0,
Crest-Dehesa SR
N/A
2,400
500
2,900
1,400
N/A
N/A
75.2
North County SR
N/A
57,300
50,800
108,100
9,700
N/A
N/A
93.5
Pendleton-Deluz
N/A
__
__
23,100*
(200)
N/A
N/A
0.0
Pala Parma SR
N/A
--
--
--
1,700
N/A
N/A
0.0
Lincoln Pcres
N/A
3,400
--
3,400
--
N/A
N/A.
-100.0
569,000
62,000
N/A
N/A
* Tentative Series IV B population projections; Board of Supervisors approvals pending.
i
IV-2
r
i
\ Appendix V
OPTIONS FOR PHASING - A BACKGROUND PAPER
Preliminary analysis has identified 25 to 30 potentially applicable
implementing techniques for phasing. Other implementing techniques
not discussed here address incentives, disincentives or required
legal supports to a growth management program.
Some of the phasing techniques in the following summary are in use
by the County and nted modification; many are innovative tools or new
combinations of traditional approaches to planning authority/govern-
mental management. These include zoning, long-range land use planning
.and careful execution of improvement programs and service provision
responsibilities.
Part I•of the summary is a matrix which describes the techniques,
characteristics and documents which it employs. The areas of
"Applicability" are identified by marks corresponding to the phasing
objective(s) which the technique could accomplish. For example, an
"Urban Limit Line" could be effectively employed to identify urban,
Urban Reserve and Prime Annexation areas. A mark to "all" indicates
the technique may be utilized to indirectly meet all phasing objec-
tives either idependently, interchangeably or in conjunction with
other primary strategy components.
Part II groups the various implementing techniques and discusses
six basic options for utilizing them as components of a phasing
strategy. The six strategies use each technique in Part I only once.
Strategy No. i suggests a combination of primary components from the
list which could form the nucleus of a growth management program.
V-2
PART I „�..
SUMMARY OF IMPLEMENTATION TECHNIQUES FOR PHASING
TECHNIQUE 'APPLICABILITY
(Implementing document and general z
characteristics)
-haw I Ho
URBAN LIMIT LINE - on General Plan map or in special
ordinance; defines planned facility service area
to urban uses; can be tied to population forecast or
quota:
DENSITY REDUCTION - in Zoning Ordinance or in General
plan text, land use map, and zoning compatibility
matr?.x; brings facility and resource capability closer
to plan holding capacity..
POINT SYSTEM - in Subdivision Ordinance, Zoning
Ordinance, General Plan Conformance (other administra-
tive procedure or Board of Supervisor. Policy), special
ordinance i.e., SCRAM or Facility Adequacy Ordinance;
consistantly rates development proposals for meeting
objectives.
QUOTA - in Point Syfitem or special ordinance; tied to
regional and subregional population projections.
SIX YEAR CAPITAL FACILITY PROGRAM - Budget and Program
Planning Management System; facility improvement
strategy to serve growth areas coordinated with land
use plans and development approvals. May have buffer
area beyond programed improvements where developer
provides all needed facilities and contributes toward
offsite services on a per -unit basis.
LONG RANGE CAPITAL FACILITY PROGRAM - generalized
expanded version of above.
FACILITY ADEQUACY ORDINANCE - special ordinance or
component of subdivision ordinance; would contain
point system and/or performance standards.
GROUNDWATER STUDIES - Subdivision Ordinance; require
proof of adequacy w/o depletion.
LOT SPLIT STANDARD REDUCTION - Subdivision Ordinance;
streamline land division standards in "infill" areas.
OPEN SPACE EASEMENT - special ordinances encourage in
i:&u larq General Plan and large scale subdivision process.
Ala 'i-lri'
XI
X
V-3 r,
SUMMARY OF IMPLEMENTATION TECHNIQUES FOR PHASING
TECHNIQUE
(Implementing document and general
characteristics)
APPLICABILITY
AGRICULTURAL PRESERVE - special ordinance; Board
policy General Plan,text and map designation, contract
can be.used to buffer urban fringe areas and protect
viable scale agriculture.
MAXIMUM DENSITY LAND USAGE - General Plan, Zoning Sub-
division Ordinance; defer commitment or fringe areas
by meeting facility and population capacities w/in
urbanized centers.
MASTER ENVIRONMENTAL IMPACT REPORTS - prepared for
Community Plans or other deliniated areas for growth
management program; streamlines project EIR'S in
preferential development areas.
T -ZONING - Zoning•Ordinance, LU Compatability Matrix;
defers commitment of urban reserve or unserved areas.
EXPANDED SEPTIC TANK STANDARDS - General Plan,.Subdi-
vision Ordinance; Health Dept. Policy; require 200' of
leachline per bedroom and 100% perk testing of TPM
and TM lots.
100' SIDEYARD REQUIREMENTS - zoning ordinance, General
Plan; permit low density in urban reserve with capabi-
lity of further lot splits when facilities can accom-
modate.
DECREASE SLOPE/DENSITY - General Plan; permit fewer
DU'S/per Acre in Rural Residential category, etc.
URBAN RESERVE CATEGORY - General Plan; create new
category or "overlay" applying stringent present uses
and appealing urban uses after specified time, i.e.,
,85. Alternative to Urban Limit Line.
SPECIAL USE PERMIT - Zoning Ordinance; apply spot or
blanket regulation/procedure (May include point system
and/or performance standards/which objectively de-
creases development potential or rates development prc
,posals against a quota. ,
MAXIMUM LOT COVERAGE REQUIREMENTS - Zoning Ordinancel
-,era; General Plan add rural land usage standard; i.e., 1
. (2hAC) .
X X X X
X xx
X XX XXX
X X
1
XX
I
;I X
v-a
SUMMARY OF IMPLEMENTATION TECHNIQUES FOR PIiASING
TECHNIQUE
(Implementing document and general
characteristics)
APPLICABILITY
LARGE LOT BUFFER - General Plan, Subdivision Ordinance,
encourage the completion of "band" or buffer of low
density land commitment around urban areas.
ANNEXATION/INCORPORATION POLICY - techniques to effect
of Planning Influenc
densignation:
Rural Town CSD Designation - encourage towns w/
incorporation poten-
tial to develop full
service capability
and local leadership.
T-Holding Zone - constraiii land use changes until
area annexes.
Community Services Area - establish improvement
districts which bring
-facilities into confor-
mance w/adjacent city's
standards,.
Captial Facilities Plan Target Area - County
focus of improvement
monies into candidate
annex/inc. areas.
Conformity w/City Development Standards - improve,
ments on development
proposals within CGA's
required to be consis-
tent with adjacent
•city's public works
standards.
A-95 GUIDELINES - BS Policy; develop criteria and
Policy to.set tone for County position on A-95 faci-
lity/improvement grant applications.
• DENSITY TRANSFER - General Plan, Zoning, Subdivision
Ordinance; encourage contiguious urban uses in Urban
Reserve areas while leaving large portions of parcels
committed for deferred development.
IX
fX
P
a
w
A
V-5
SUMMARY OF IPL•EMENTATION TECHNIQUES '.I PHASING
TECHNIQUE APPLICABILITY
(Implementing document and general 2
characteristics) O
z o�
sC W EE-H O
� (40
PERFORMANCE STANDARDS - Zoning Ordinance, Subdivision
Ordinance, General Plan, special ordinance, i.e.,
Facility Adequacy Ordinance; enforce allowable
resource consumption (i.e., water, energy) or land
use disruption levels (i.e., agricultural lands or
regionally significant open spaces).
SEWER CAPACITY RESERVE ALLOCATION MATRIX (SCRAM)
Special ordinance, Subdivision Ordinance; point
system focused on directing and phasing development
approval where sewer facilities are adequate.
AGRICULTURE ZONING - Agriculture Element, Zoning
Ordinance; creation of Agriculture protection
oriented land use criteria, usually very large lot or
contract -protected clusters of medium sized lots.
OPEN SPACE ACQUISITION - Budget, General Plan; Delin-
eation of regional park or other OS areas to be held
from urban use via fee simple acquisition.
GENERAL PLANNING = General Plan; integrated body of
objectives, principles, standards and diagrmas which
effect land utalization policy. Prioritizes lands for
type, location and intensity of potential urbanizaiton
zu",
Mz211
CC 4 04
X M XX
3
V- 6 I .�
PART II'
SUMMARY OF PHASING STRATEG OPTIONS
A review of Part I, Implementing Techniques for Phasing, reveals the
overlapping and complementary nature of most techniques or strategy
components. 'The following discussion reviews a number of alternative
component groupings to effec various levels of severity and certainty
in achieving phasing. Groupings are in the order of least deviation
from the existing County planning programs.
STRATEGY COMPONENTS DISCUSSION
1. General Planning
Master EIR's
Performance Standards
Six Year CFP
Long Range CFP
2. A-95 Guidelines
Lot Split Std. Reduction
AG. Preserve/OS Easement
Decrease Slope/Density
Large Lot Buffer
3. Density Reduction
Expanded Septic Tani: Std.
Density Transfer
SCRAM
4. Urban Limit Line
Point System
Facility Adequacy Ordinance
Special Use Permit
S. Quota
Maximum Density Land Use
T-Zoning
Annexation Policy,
6. 100' Sideyard Requirement
Urban Reserve Category
Lot Cov..rage• Requirements
Ag. Zoning
Open Space Acquisition
These existing programs need detailed
"tuning" or technical revisions plus
emphasis on their completion to more
precisely phase and effect regiona'1
and subregional land use patterns.
These neglected existing programs
could be modified to establish a
commited land resource to rural
uses and infill or urban areas.
This comL.nation defines rural,
preserves Lrban reserve and allocates
facility capacity to appropriate
areas.
These commonly used growth management
techniques create additional
regulations which direct the character
and location of growth.
These strong new regulations.precisely ?
fulfill projections and will stear
urbanization into cities.
These precise and definative ;.iethods
establish urban reserve and rural
area policies and indirectly influence
irfilling.
PART xI
I '
STRATEY COMPONENTS
7• A-95 Guidelines
Density Reduction
Facility Adequacy Ordinance
Urban Limit Line
Annexation Policy
V-7
DISCUSSION
This'suggested combination addresses
the existing weaknesses in the county's i
long range management of regional land
patterns, zoning, facility improvements,
the General Plan and annexation. The
components expand existing and add.new
techniques to implement Community Plans
in a regional context by meeting the
Growth Management Objectives. Wise
use of the,land resources could be
guided in the mid -range and near term
by an Annexation Policy complimented by
a Facility Adequacy Ordinance within
the 1985 Urban Limit line (area capable
of accomodating the regional i995
population projections). In the long }
range (10-20 + years) areas where land
is physically suitable for urbanization,
land utilization commitment should '
await decisions on air quality management,!,
sewer, water, access, and energy facility ?;
availability. This can be addressed]
by Density Reduction in presently non -
urban fringe areas and by the applica-
tion of Guidelines for establishing
County positions on the appropriateness
and timeliness of A-95 Federal facility �!
improvement grants.
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