HomeMy WebLinkAbout1978-11-07; City Council; 5654; REQUEST FOR APPROVAL OF A MASTER PLAN AMENDMENT FOR LAKE CALAVERA HILLS| CASE NO. MP150|A| APPLICANT: LAKE CALAVERA HILLS ASSOCIATES |ROY WARD|Ci I Y Wi- CAKLSYAU
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Dept. Head ic AGENDA BI I-L NO. --
DATE: NOVEMBER 7, 1978 - - PLANNING ,i DEPARTPI1ENT ."
SUBJECT : REQUEST FOR APPROVAL OF A MASTER PLAN AMENDMENT FOR LAKE CALAVERA HILLS
CASE NO: MP-150 (A) APPLICANT: LAKE CALAVERA HILLS ASSCCIATES (ROY WARD
'STATEMENT OF THE MATTER: -
This matter has been heard by the Planning Commission and recommend
for conditional approval. Because, of the length, complexity and
importance of this matter, staff is suggesting a special meeting on November 14, 1978. We have attached the pertinent support document at this time to allow adequate time for review. for this project will be forwarded to you by November 10, 1978.
It should be noted that this project falls under the time constrain established by AB 884 and must be acted upon prior to January 1, 19
The Planning Commission held a total of four hearings on this matte
Also, the Commission will be reconsidering condition #38 on 11/8/72 Exhibits
Planning Commission Resolution No. 1481
Master Plan, labeled Exhibit A-1, dated 3/10/78
Proposition 13 Supplement, labeled Exhibit A-3, dated 8/77
Memorandum from Levander, labeled Exhibit A-4, dated 9/28/78
Recommendation
It is recommended that the public hearing on this matter be continued to November 14, 1978, for the full staff presentation
and consideration by the City Council.
The staff report
Cost-Revenue Analysis, labeled Exhibit A-2, dated 10/77
Council action:
11-7-78 The matter was continued to the meeting of November 14, 1978
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PLANNING COT4MISSJON FESOLUTIOM NO. 1481
n mSOLUTION OF THE PLANNING COMMISSION 0” THE CITY
AND RECOMMENDATION OF CONDITIONAL APPROVAL FOR A
OF CARLSBAD, CALIZ‘OFNXA, SETTING FORTH ITS FINDINGS
MASTER PLAN AMENDLYENT FOR LAKE: CALAVEFA HILLS.
CASE NO. : MP-150 (A)
APPLICANT : LAKE CALAVERA HILLS ASSOCIATES (Roy Ward)
WHEREAS, a verified application for certain property to
A portion of Lots D, E & J of the Rancho Agua Hedionda
in the City of Carlsbcd, County of Sari Diego, State of
California, according to Map tkereof, No. 923 on file in
the office of the County Recorder of said County
has been filed with the City of Carlsbad and referred to the
Planning Commission; and
WREF-EAS, said application constitutes a request as provi
by Title 21 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did hold a duly noticed
public hearing on September 27, 1978, and subsequently adjour
hearings on October 4, 12 and 19, 1978, to consider said reqr
and
WHEmAS, at said hearings, the Planning Commission did
consider the enviroxmental effects of said request as identij
in an environmental impact report (EIR-403) that had beerr i certified by the City for a previous project (GPA-51); and
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WHEREAS, at said public hearings, upon hearing and
considering the testimony and arguments, if any, of all persc
who desired to be heard, the Planning Cornmission considered <
factors relating to the proposed Master Plan Amendment (MP-1’
and found the following facts and reasons to exist:
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1. The proposed development as described by the Maste i.s consistent with the provisions of the General Plan and an
applicable Specific Plans;
2. Although all Eecessary public facilities may not h available at this time, their availability, concurrent with has been assured thxcugh the conditions of approval and adeq provisions have been provided to implement those portions of
Capital improvement Program applicable to the subject proper
3. The residential and open space portions of the corn will constitute an environment of sustained desirability and
stability; and that it will be in harmony with or provide
compa-kibie variety to the character of izhe surrounding area,
that the sites proposed for public facilities, such as schoc
playgrounds and parks, are adequate to serve the anticipated
population and appear acceptable to the public authorities having jurisdiction thereof;
4. The proposed commercial use will be appropriate in
location and overall design to the purpose intended; that th
design and devslqment standards are such as to create an
environment of sustained desirability and stability; and tha
development will meet performance. standards established by
Title 21 cf the Carlsbad Municipal Code;
5. In the case of institutional, recreational, and ot similar nonresisential uses, that such development xi11 be
appropriate in area, iocation and overall planning to the pu
proposed, arid that surrounding areas are protected frolrr any
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adverse effects from such developnent;
suitable arad adequzte to carry the anticipated traffic there 6. That the streets and thoroughfares proposed are
7. That any proposed commercial development can be
justified economically at the location proposed and will prc adequate commercial facilities of the types needed at such
location proposed;
8. That the area surrounding said development is or c
planned and zoned in coordination and substantial compatibil
with said development;
9. Appropriate measures are proposed to mitigate any aciverse environmental impact as noted in the adopted Enviren
Impact Report for the project.
WHEREAS, the Planning Commission by the following roll
vote recommended approval of MP-150 (A) subject to the follo
conditions :
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A, Village A & B (PUD-4/CT 76-12) as identified on the atta
Exhibit C, dated 9/27/78, shall be allowEd to be processed pe
the conditions of City Council Resolutions #5145 and #5146 wi
the following modification:
1. Conditions t12 and #13 of Resolution #5145 shall be
satisfied by the payment of park in-lieu fees computed p
City Ordinance #9190 for CT 76-12.
B. Prior to the final processing of any other villages, the
revised by the applicant to comply with the following
conditions. Said revised plan shali be subnitted to the
Planning Director for review and approval or rejection withir 45 days.
Master Plan, labeled, Exhibit A-1, dated 3/10/78, shall be
1. The format of the revised Master Plan shall bc,
condensed and ?,ut into a more concise form as shown
the attached Exhibit A, dated 9/27/78. One "Land U
graphic at a scal2 of 1"=200' shall also be include
2, The "Map and Legal Description" graphic shall
at a scale of 1"=400' and the "Open Space areas" sh be removed from the graphic.
3. The "Land Use" graphic shall be c5anged as sho
the attached Exhibit B, dated 9/27/78.
4. The "Open Space" griphic shall be changed as s
* 0n the attached Exhibit C, dated 9/27/78.
5. The "Public Facilities" graphic shall be chang
to show the following:
a. Reference to "waste water reclamation" and
"Percolation area" shall be removed from the
exhibit.
b. The width and cross-sections of the variou
streets shall be shown on this exhibit.
c, The approximate location and size of the m
water and sewer lines anticipated shall be sho on this exhibit.
d. The approximate location of the major stor drains shall be shown on this exhibit.
e. The location of the one acre for public pu
such as the future fire station and possible k library shall be shown on this exhibit.
6, The "Phasing" graphic shall hr3 modified to ref
the various changes required elsewhere in these con
tions.
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7. The "Topography and Grading" graphic shall be
changed to show the following:
a, The areas of the property containing the 1 and endangered plant species (Adolphia & Dichc
identified in EIX-403 shall be indicated.
b. Areas proposed for "major" grading shali I
indicated. For the purposes of this conditioi
"major" grading shall be defined as any create
slope with a height of 15 feet or greater or i
determined by the City Engineer.
8. Specific development plans shall be evaluated
accord with Municipal Ordinances in force at the tj
when said plans are before the City Council for apl
Approval and construction of a part of the develop
pursuant to this Master Plan shall not vest any ric in the balance of the Master Plan nor create any vc
rights to the approval of any subsequent developner
This condition is not intended to lessen those ass1
ances identified in Section 21.38.010 (4) of the
Carslbad Municipal Code.
9. guarantee that the availability of public facilitie services will necessarily coincide with the develo;
timetable for construction. Availability of public
services will be evaluated in the context of subsec
individual approvals.
PO. All land and/or easements required by this 3rc
shall be granted to the City of Carlsbad without cc
the City and free of all liens and encumbrances.
11. All streets within the development shall compl
with City standards or as required by the City Exgi
12. 102' of right-of-way shall be provideci for tha portion of Elm Avenue that lies between Tamarack
be as required by the City Engineer.
13. The developer of each village shall construct
contribute money €or all traffic signals required ic
traffic generated by the development as required by City Engineer or Sy whatever traffic signal poiicy1 ordinance is in effect at the time of development.
14, A statement shall be included in the Master P1
that there is no sewer service presently available
1 that all land uses approved in the Master Plan are
subject to further City action 2s may be required b
such sewer allocation system as the City Council ma
adopt.
Approval of this plan does not constitute any
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Avenue and College Boulevard. Design improvements I
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15. The applicant shall file written acknowledgeme
that there is no sewer service available at this ti
and that he is proceeding with this development at own risk and that the City makes no representation that he will be able to yo forward with his develog or that sewer service will be available for the prc
16, If the proposed satellite waste water treatmer
facility is subsequently approved to be located anc
developed within the area of this Master Plan, the
applicant shall apply for a zone change from P-C tc for the land necessary for the sewer plant site it:
If said zone change is then approved, City staff sl:
administratively revise the Master Plan to make it
consistent with the approved zone change. The Citi may have to initiate a Master Plan Aiiendment if it
determined that items such as odor easements, agric
ture preservation, etc., are necessary for the devc
ment of such a facility.
17, One acre of land within the new Village 3-2 sl-
reserved for public facility use. Said reservatior
shall include a provision that if the land is not 2 yuired by the City within ten (10) years from the d of recordation of the subdivision map that includes
the one acre site, the reservation shall be void ai.
the area shall be allowed to develop privately.
18. The Phasing Schedule, attached as Exhibit E, c 9/27/78, shall be included in the revised Master PI Development of the various villages and correspond:
provision for the various public facilities shall c
incrementally as shown (i.e. 81 before #2, #2 befoi
#3, etc.). However, if provision is made for all c
public facilities listed under each phase (i.e. fu:
improvement of Elm and Tamarack, plus dedication oj 10 acre park site, plus reservation of 10 acre
dedication of 10 acre park site, plus reservation c ,I
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acre school site with Phase I, etc.) , the various villages within that phase shall be allowed to dew
randomly. The minimum increment of future developn
(subdivision) review shall be each individual villz
19. The maximum cut or fill slopes allowed within
development shall be 2:1 or as approved by the Cit:
Engineer and no balanchg or movement of dirt shal:
street has been improved.
allowed to cross one of the major streets once thal
.. I* 20. Discussion of the proposed "Architectural Adv: and Control Com.ittee" shall indicate that this
committee's responsibility shall only be those thal
more restrictive than the minimum standards allowec the City. The text shall also indicate that this
committee's approval shall be required on all builc
plans prior to review by the City.
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21. The text of the revised Master Plan shall ccnt
specific provisions for recreational vehicle stora? on the property. A minimum of two acres in Villagt or E-2 shall be provided for RV storage and shall 1
developed per che requirements of Section 21.45.12( of the CarlsSad Municipal Code.
22, The maximum grade established for all bikeway:
shall be 7%, or as approved by the City Engineer.
23. The width and location of the open space corr: shall be as shown on the attached Exhibit C, dated
9/27/78. A deviation o€ ten percent (+/- 10%) sha:
allowed when determining said width and location.
minimum width allowed shall be 15 feet. Additions:
open space areas may occur within each village
development.
24. The sign program contained in the final Mastei shall reflect the following:
a. The design motif of the four entrance sigr
shall utilize wood and indigenous rock as majc
components. Also the entrance signs shall be incorporated with walls erected for sounr? attc
ation at the four entrances into the cornunit)
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b. The permanent directional signs shall uti1 wood and indigenous rock as major components.
c. Temporary directional signs for sales proc
shall be governedi solely by Chapter 21.41 of I Carlshad Municipal Code.
25. The design criteria for grading and slope des. contained on pages 14, 15, 55, 56, 57, 58, 59, 60,
62, 63, and 64 of ths Master Plan shall be incorpoi
into the revised Master Plan document as standards unless otherwise amended by the Planning Director.
26. The design criteria for noise attenuation con1 on pages 82-86 of the? Master Plan shall be incorpoi
into the revised Master Plan document as standara's
unless otherwise anended by the Planning Director.
27. The revised Master Plan shall contain develop1
standards for those villages proposed by the applic
for equestrian estates to the satisfaction of the Planning Director.
28. Design criteria for the proposed bike paths ai
equestrian and pedestrian trails shall be included
the revised Master Plan document to the satisfactic
the Plannhg Director. Said criteria shall be sucf to encourage the everyday use cf the trails and pal
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an alternative mode of transportation. The criteri
shall ahso provide for bicycle racks and related
facilities in the commercial center, parks, and sim
areas to encourage the use of that transportation m
29. Prior to the issuance of grading permits for t
various villages, provisions, ta the satisfaction o
City Engineer, shall be made for the following:
a. Regulation of the use, storage and disposa
all fuels, oils, petroleum and chemical produc
used on the construction site.
b. Site specific soils investigations with
recommendations for control of potential probl as a result of expansive soils.
c. necessary to install streets and prepare const
tion pads,
d. Avoidance of clearing operations in advanc of grading.
e. local precipitation pattern.
Limitation of grading to the minimum area
Coordination of grading activities with th
f. Construction of drainage facilities concur
with grading activities.
g. Watering and rolling of the final surface
form a hardened, compacted cap of soil which w minimize dust and erosion due to surface runof
h. Grading of surfaces so as to direct runoff
toward planned drainage and, if possible, away from cut and fill slopes.
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suitable for slope erosion control immediate11
following.
j. Phasing of grading activities over the 3if
the project to provide a transition of habitat
Planting and maintenance of grcmd cover
k. Limitation of grading operations in the pi area to normal daytime working hours.
30. Prior to the issuance of building permits for
various villages, provisions, to the satisfaction c the Planning Director, shall be made for the folloh
a. Installation of flow restrictors in all bz fixtures.
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b. Use of "mini-flush" toilets.
d. Landscaping using drought-resistent trees
plants.
d. Installation of drip irrigation systems u
tensiometers or other acceptable systems.
e. Architectural design which reduces or tre(
window and door openings and takes advantage c
winter sun and sumer shade.
f. Insulation for all structures according tc
State standards.
go Solar heating for both space and water he or if not technologically feasible at the timi construction 'stub-outs' for ultimate convers to solar heating.
h. Landscaping using deciduous trees (to sha
summer and allow sunlight in winter) and wind
breaks.
i. Retention of natural vegetation in the op
space areas wherever possible.
j. Retention of existing eucalyptus trees whi
ever possible.
k. Retention of as much Adolphia and Dichond
as possible within the various open space are,
31. Prior to the issuance Gf any grading permits, provision for the protection Gf significant archaec
logical resources on the property shall be complets to the satisfaction of the Planning Director as fo
a. Direct on-site imparts: I
1) All work shall be performed by a qual
Archeologist in conjunction with the late
acceptable scientific procedures.
2) Prepare a surface map of the artifact
associated ecological information.
3) Excavate a test sample of the area to
determine the nature and extent of any
has proven successful in similar situatio
is the systematic rectilinear posthole te
subsurface component. @ne such test whic
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a m
4) Based on &he &formation resulking fr this investigation, additional testing can
designed, if needed. This second phase of
testing should be oriented toward obtainin
reliable sample of the site area and in as
sing the variation present within the depo
be necessary, although unlikely, to perfor
additional investigation, or to recommend
fering mitigating procedures.
5) A report shall be prepared summarizing
findings and discussing the interrelations
of the site materials and other sites foun the region.
6) All work shall be extensively photo-
documented.
7) Copies of notes, photographs, records
the final report shall be submitted to loc
data depositories.
Based on the results of this examination,
b, Indirect on and off-site impacts - any of
1) Limit access to sites by placing barri
arourd the project area.
2) Place fill over site areas.
3) Excavate the sites and achieve their
information potential,
following: I
32. Prior to the approval of any tentative subdivi
map adjoining Elm Avenue, Tamarack Avenue or Colleg
Boulevard an assessrrtent of the potential noise irnpa shall be made by an acoustical engineer. The e117in
shall then prepare a report containing rscontmcndati
how to mitigate any identified noise Impacts. The
design of an impacted subdivision shall be consiste with thess recortmendations. I
33. The site development plan for 'Jillages E-1, E-
and IC shall include provisions for transit stcps tc
the satisfaction of the Planning Cornmission.
34. If a satellite waste water treatment
facility is subsequently approved to serve this arc
dual water systems shall be installed in all resid€ villages.
35. The City shall submit a letter to the San DLec
County Department of Transportation requesting autt
to approve and rmintain the improvements of Tanarac
Avenue between El Camino Real an3 the project site.
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36. A listing of each village area as shown on thi
attached Exhibit D, 8/27/78, shall be provided cle
describing the development to occur in each.
37. The C.C. & R's for this Master Plan and subsel
developments shall be set up so 110 amendments to t shall occur without City approval and the City sha
have the authority to selectively enforce the C.C. if they determine such enforcement is necessary to
protect the public welfare.
38. The public parks (Villages F, N and Y) shall dedicated in conjunction with the subdivision of t
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adjoining Village as identified in the attached
Exhibit E, dated 9/27/78. Prior to the approval o the tentative subdivision map for said zdjoinifig
Village, the developer shall submit a park improve plan to the City Director of Parks and Recreation
approval. Said dsveloper shall then be required t
complete the park improvements as approved by rhe
Director of Parks and Recreation in conjunction wi
the development of the adjoining subdivision. All
park improveinencs shall. be completed prior to the
issuance of a Certificate cf Occupancy within tke
division. Once said improvements have been accept by the City, the City shall ass-me the ongoing rnai
ance requirements for the park.
39. The open space corridors shown on the attache Exhibit C, dated 9/27/78, shall be dedicated as op
space easements in conjunction with the subdivisio
the ad2oining Village as iuentified in the attache
Exhibit E, dated 9/27/78. ThGse specific corridor
identified on said Exhibit C shall be made avai1aL for public access 2nd use. The improvements of al-
the corridors shown on said Exhibit C shal-1 be msd by the developer of the adjoining development as
identified in said Exhibit E and the other conditi
criteria for the identified bike paths and equestr
and pedestrian trails. Prior to the isseance of a
building permits for development within this llaste
Plan, a maintenance district pursuant to Sections
et seq. of the California Streets and Highways Cod shall be formed to provide the ongoing maintenance the open space corridors shown on the attached Exh
CI dated 9/27/78.
40, All of the private parks, private open space
common areas to be provided within the Master Plan not heretofore mentioned shall be improved by the
developer/landowner and maintained by a cormunity
association (homeowner's association).
contained herein dealins with design standards and
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. AYES: Commissioners Rombotis, Schick, Larson, Marcus
and Jose
NOES : None
ABSENT: Commissioner Wrench
ABSTAIN: Commissioner L'Heuruex
NOW, THEREFORE, BE IT RESOLVED by the Planning Cornissic
of the City of Carlsbad that the above recitations are true E
correct.
INTRODUCED, APPROVED AND ADOPTED this 25th day of Octobe
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1978.
RY ROMBO'I'IS, Chairman
SBAD PLLIVNING CGIWISSION 0
ATTEST:
S C. KAGhP!AN', czw- Secretary
RLSBAD PLANWINGfiOMMISSIGN '
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EXHIBIT A *( I
# ~OrnmT FoR'msTER ?I;ANs e 9/27/78 .. MP-150 (A) Page 1 of 1 ORGAN I ZAT ION
Master Plans shall be organized in six (6) sections,
which shall contain tne infcrnation required in Section 21.38.060 of the Ordinance f as follows:
I. . Location - Leqal DescriFtion - Background
.. bocation Map & Legal Description (paragraph 1-A}. . History Df previous actions f i5 any.
11. Environmental Ccnstraints -- . Topogrzphical map with major features (paragraph 1-1) .
Envircm.enta1 cons-kraints as identified by EIR (para, 2-11]
... - -. ...... ..- . - - .... . ...... - __ ____---.
Environmental mitigation measures from the plan's EIR shall be
incor~ora-~ed in appropriate sections c)f the IvIaster plan or
foxndr Per City Council, to be over-ridden by ~ccial/ec,onomic considerations.
. ...- L .L1^--I. _-_. .--.._._ - ... -. ..
111. Lsnd Use - Development Standards
Map identifying land uses & clevelopment standards by area
(pa.ragraph 1-i3 & 1-Dj.
c .Description of lznd uses and devzlopment star,dards by- area (paragrqn 2-~, 2-C, 2-~) .- . . Grading concepts by area (paragraph 1--J)
. IV. OpeR Space & Naintenance
e Map identifying Open Spaces by area (paragraph 1-C & 3) . Description 05 Open Spaccz treatment and maintenance by area (paragraph 2-E & 3)
V, Public Facilities - & Phasing . Map identifying the location and phasing of puh1.i~ and
Description of public facilities (paragraph 2-13)
quasi-puhlic facilities, streets and lines c and the phasing
of d2VClopinent (paragraph 1-E, 1-E', I-C; and 1-13)
a. Description of the phasing of development (paragraph 2-F)
VI. ~omiunity Sign PrWra2
Graphic and written standards (Paragraph 4,
FORMAT
The n!a'ster plan shall consist- Of (A) Olle (1) 21 x 36 inch mylar "'" each of tlle rjraphics described abovc: and (BI a concise text using *'
11 sheets bound in a three-ring or ~cco-prcss type binder.
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~ ----- -.. .--_.- -__ -_.. __ __--____- ._______. __ ___---- __ _-.-...__._-_. - .- .-.__ .-_._..
-. * .:
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R-1 (PUP) ' Clustered Single Family 221 ..*
?'-I R-1 (U} Clustered, attached Single - 184 I_ Family.
tani ly.
_I P-2 R-1 Standard, detached Single 276 -
.. ..
.- 9
-. - EXHIBIT D .. 9/27/78.
. Page' 1 of 'E- f4P-150 (A)
Y
Family.
R-2 0-5 (CUP) Pcwk r.e-;er~~t.t'lc,, - YI -- .iunior High Schooi -c
Stsndord, dctachcd Single 210 -"
Singla Family EQuC5trh 18 --
.Y R- 1 Standard, rklachcd Sir.gIe . 151 ....
.W R-1-3 ac. Slngle Fsal ly Equcstrian 58
5 (KUF)
t R-1 lani iy.
Estates,
.I... *.C--Y-. .. ,
.v E+f
Family.
Estztcs.
I
-- X R-1- 7% '5inylr Faml ly Equestrian 23 Er ta tci .
Y 0-5 (CUP) Park - -- -- 2-1 R-1-3 at. Slnglc Famlly Estates 37
2-2 R-1-i ac. Slngle Fsml ly Estaics 17 -"
0 0
Exhibit D
9/27/78
MP-150 (A)
Page 2 of 2
NOTES
1. If Village A, M or S is not acquired by the Carlsbad Unified
School District for school purposes within ten (10) years from th
recordation of the subdivision map that includes that particular
village, the underlying zoning development standards for the vi11
shall change from 0-S (CUP) to R-1 (PUD),
2, Villages C, G, R, L and U have steep slopes and/or significa
canyon areas that have not been included as open space.
consideration shall be given to these areas at time of subdivisio review to protect the integrity cf the adjoining open space areas
3. public facil.ity use. If the City does not acquire all, or a part
of the area within ten (10) years from the recordation of the
subdi.vision map for the area, the area shall be allowed to develo]
privately.
4. If Village R-2 is not acquired by a public agency for park
purposes within ten (10) years from the recordation of the sub-
division nap that includes the park area, the underlying zoning
development standards for Village R-2 shall change from 0-S (CUP)
5. The intent of Village E-2 is to provide adequate area for
"Community Comercial" development.
City that such additional area is fiecessary, Conditional Use
Permits for residential development in Village E-2 will not be
accepted by the City during a ten (10) year period following the
recordation of the subdivision map that includes Village E-2,
Special
One acre cf land within Village E-2 shall be reserved for
to R-2 (PUD).
If it is determined by the
I
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“MASTER PLA
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0
LAKE CALAVERA HILLS
MASTER PLAN AMENDMENT
First Submittal: March 30, 1977
Revised October, 1977
Revised December, 1977 Final Submittal: March 10, 1978
INFORMATION SUPPLIED BY:
Lake Calavera Hills Associates
3088 Pi0 Pic0 Drive, Suite 20 Carlsbad, California 92008
*
('714) 729-4912
Rick Engineering Company
3088 Pi0 Pic0 Drive, Suite 202 Carlsbad, California 92008
(714) 729-4987
RECON
5620 Friars Road
San Diego, California 92110
(714) 299-9125
Envirometrics Development Planning, Inc.
608 Aldwych Roach
El Cajon, California 92020
The Peridian Group
446 N. "Old" Newport Blvd.
Newport Beach, California 92660
(714) 631-1700
0
TABLE OF CONTENTS
P, - SECTION
I. INTRODUCTION
*
0 Location
0 Legal Description
0 History of Project
11. ENVIRONMENTAL CONSIDERATIONS
0 Description of Existing Site
0 Environmental Impacts and Mitigations
0 Grading Concepts
0 Geologic and Seismic Safety
111. LAND USE
a Community Concept
0 Design Concepts
e Land Use Summxy
0 Development Standards (Zo:ning) Summary
0 Description of Land Uses
IV * PARKS, OPEN SPACE AND MAINTENANCE
0 Open Space and Parks Description
0 Circulation
0 Open Space Categories
0 Plant Materials
0 Irrigation System
0 Fire Control
0 Parks, Open Space and Maintenance Proposal
0 Slope Design
V. PUBLIC FACILITIES AND PHASING
*
0 Streets
0 Water
e Sewer
0 Solid Waste
0 Gas & Electricity
0 Schools
0 Flood Control
0 General Government
0 Phasing
0 Public Transit
VI. SIGN PROGRAM
0 Design Motif
0 Location of Community Entrance Signs
0 Directional and Informational Signs
0 Size and Type of Signs e
TABLE OF CONTENTS
(Continued)
SECTION PAGE 0
VII. APPENDIX
0 Master Plan 150
0 List of Studies
0 Additional Technical Data on
Parks, Open Space and Maintenance
0
e
LIST OF EXHIBITS
a
__- EXHIBIT PAGE NO
A PHOTOGRAPH - EXISTING DEVELOPMENT
B LEGAL DESCRIPTION 3
C TOPOGRAPHY AND GRADING 6
D LAND USE 22
E ZONING 24 0
F PARKS AND OPEN SPACE 32
G PUBLIC FACILITIES 67
H PHASING 72
0
((MASTER PLA
e
e
SECTION I
INTRODUCTION 0
This amended document is an update of the Lake Calavera
Hills Master Plan (MP-150) and an expansion of that plan adopt
by the Carlsbad City Council on May 7, 1974 (Resolution #3407)
The exhibits contained in this document reflect the total
area of Lake Calavera Hills zoned Planned Community (P-C) of
approximately 828 acres. Approval of this amendment recognize
replacement of the original Master Plan by the current, update
Master Plan.
Approval of this Master Plan indicates an acceptance of c
general scheme of development for the entire property. It all
reflects the updating of the original Master Plan as well as (
restructuring to provide for compliance with the amended Plan
Community Zone Ordinance adopted July, 1976 (Chapter 21:38).
adopted it will also include mitigating measures to major env
mental impacts as identified in the Environmental Impact Rep0
1,ocation of the various land uses in this plan have desi
a
nated zones currently in effect in the City. Development of
property within the area of each zone shall be subject to the
regulations of the indicated zone except where modified as a
part of this Master Plan.
Individual developments within the Master Plan boundary
be evaluated in accord with municipal ordinances and policies
force at the time of plan submittal. Approval and constructi
of an individual development under this Master Plan will not
any development rights in the balance of the Master Plan areE
The City of Carlsbad and Lake Calavera Hills Associates
both reserve the right to initiate amendments to this documer
to insure that it is kept up-to-date. City Staff shall prep;
status reports on the Master Plan periodically as deemed necc
sary to monitor the Plan's progress. *
-1-
LOCATION
The Lake Calavera Hills Master Plan area is an 828 acre p;
located approximately three miles inland from the Pacific Ocear
and within the Carlsbad City limits. The central portion of tl
property is situated 4.28 miles southeast of the geographic cer
of the City of Oceanside, 4.13 miles southwest of the geograph:
center of the City of Vista, and 31 miles north of downtown Sa1
Diego. Specifically, it falls within the east half of Section
Township 11 South, Range 4 West, San Bernardino Meridian.
a
LEGAL DESCRIPTION
Portion of lots D, E, & J of the Rancho Aqua Hedionda in
the City of Carlsbad, County of San Diego, State of California,
According to map thereof No. 823 on file in the office of the
County Recorder of said county.
HISTORY (Planning Commission and City Council Actions)
March 12, 1974 - Master Plan 150 approved by Planning
Commission (Resolution #1050).
e
0 May 7, 1974 - Master Plan 150/EIR 230 approved by City
(Resolution #3407).
0 May 21, 1974 - Zone Change 138 adopted by City Council
(Ordinance #9388).
o January 26, 1977 - Tract 76-12, PUD-4 approved by
Planning Commission (Resolution #1314).
0 August 4, 1977 - Tract 76-12, PUD-4 approved by City
Council subject to sewer availability (Resolution #514!
and Resolution #5146).
0
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((MASTER
e
a
~.-. ~ ___.__ - ~~~~ -~ ~~~ r----- -~ ---
. .~~~
0 I WI
11
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0
SECTION I1 -
ENVIRONMENTAL CONSIDERATIONS
The following presents a detailed description of the projc
site with accompanying topographical map (Exhibit C) . Followir
that is a list of those environmental impacts and mitigations
relative to Lake Calavera Hills from the Environmental Impact
Report supplement.
____ Description of Existing Site
a
The topographic relief of Lake Calavera Hills ranges betwe
elevation 100 feet msl and 456 feetmsl. The site is dominate
a promontory north-central portion which slopes off in all dir
to the topographically lower area. This promontory is essenti
the central point along an east-west trending drainage divide
directs drainage either northerly into Buena Vista Creek or so
into the Ayua Hedionda drainage course, At the west end of tb
drainage dSvide, major northwesterly-southeasterly canyons ex
that eventually drain into Buena Vista Cree:k and Aqua Hedionda
@ respectively.
Vegetative cover on the site varies according to the under
rock and soil types. Approximately two-thirds of the site und
by granitic materials and supports dense to moderate growths o
chapparal. In areas of sedimentary rocks, approximately the r
one-third of the site, ground cover consists of grasses, weeds
scattered brushy areas. Much of the natural vegetation has be
cleared in areas which are presently under agricultural use.
the western boundary of the site is a stand of eucalyptus tree
tending along one-half the length of this boundary from south
Additional eucalyptus trees are scattered throughout the west€
quarter of the site. It is anticipated that the existing euca
trees will be incorporated into the design concept of the ovex
project.
m
-4-
Man-made features of the site consist of two large reservc
type water tanks: one located on the hill top promontory, and t a other approximately 2,000 feet south-southeast. These tanks ar
connected via an underground pipeline which continues west and
southwest of the southerly tank to adjacent properties.
Surrounding Land Uses (Exhibit A)
Various stages of urban development surround the Lake
Calavera Hills as well as fallow and active agricultural land.
The area bordering the western boundary of the property ccnsist
of land planned for development, currently under construction E
fallow agricultural land. In the northwest, Quail Ridge is
planned for 234 dwelling units. Below that is Ternplin Heights
which is now under construction for 264 dwelling units. To
the south of Templin Heights and southwest of Lake Calavera Hi1
fallow agricultural land.
The area to the northeast of the property line is a
development called Mira Costa Mesa (City of Oceanside) consistj
of approximately 600 units. To the east is land owned by the
Kelly Family and is planned for 1-2 acre ranch estates under t!
City's soon-to-be-adopted Ranch Estates Ordinance. The land
directly to the south of the first tract of Lake Calavera Hills
(CT 76-12, PUD-4) is currently agricultural land. To the soutk
east (approximately 800 yards distance) lies Rancho Carlsbad --
a mobile home park development of approximately 90 acres.
Q)
e
-5-
,’ I I .
FROM DRAFT ENVIRONMENTAL IMPACT REPORT
DATED JULY 19, 1977 PREPARED BY THE
CITY OF CARLSBAD: e
SUMNARY AND AIUALY S I S ___________
1. The project consists of a Ma:-t,ev. P'Iati it _I (
Development for a planned community of 3,452 dwel7ing units. S!I' sought is approval of an alternative sewage treatment faciiit:,. t.i
the Encina Water Pollution Facility,
The 828-acre project site is located within the City of Carlshzd
of El Camino Real and south of State Highway 78. The cite is ;it"
vacant, except portions under agricultural cultivation.
2. ____ Environmental Impacts:
Project Description.
Project's Iqacts _____.. .-.- _.--.-.- - Topic
Surrounding Land Uses The Contribution to tile lit-
Hydro1 ogy (1) The generation of increase rates and sediment loads t
(2) The overloading of the sit to percolate effluent, if GPD or more were to De pro the alternative sewage tre faci 1 i ty.
potential throughout the s
(2) The conversion of agricult
suited soils for urban dev
Biological Resources (1) The removal of most of the vegetation and wildlife fr.
of eastern Carl sbad.
resulting from urban devel
.1
Geology & Soils (1) The creation of increased
(2) The removal of most of one one endangered plant speci
Air Quality The generation of increase principally from additiona
travel. At project comple
pounds of Reactive Hydroca
10,186 pounds of Carbon Mo
3,833 pounds of Oxides of
would be generated per day a
-7-
Topic Project ' s Impacts
Noise (1) The generation of short-term
*
from construction activities,
(2) The generation of permanent n
principally from the three ar
streets within the project. completion, noise levels woul 67 decibels on College Bouieb and 63 decibels on Elm and Ta Avenues.
Traffic Circulation The generation of increased t
on arterjal streets serving t
project. At project. cornplet; total of 28,700 vehicular Lri
day would be generated.
Visual Aesthetics The replacement of natural 1i
with urban land uses.
Utilities (1) The generatjon at project ,,on
of 984,000 GPD sewage.
(2) The creation of an alternatij
treatment facility, with its
operation and maintenance re(
at project completion.
(4) The generation of 8,801 tons,
solid waste at project coinplt
a
(3) The demand for 1,771,200 GPD
Community Services (1) The generation of 2,142 addi students at project completii
(2) The creation of a need for 2 of neighborhood parks, and a
of 148 acres of recreation f
(3) The creation of a need for a fire engine companies and PO
construction of a new fire s
(4) The creation of a need for f additional police officers a project compl et ion. e
-8-
Topic Project's _____ Impacts -I---
Archaeology (1) The disruption of two potent
valLiable archaeological site
(2) The potentiai disruption of
archaeological sites ad.jdcer; project site.
Energy (1) The short-term consumption o through con st ruct i on act i vi t
(2) The long-term consumpti05 of
principally through trave! a
241 ,640 therms natural gds,
kwh e1ectric:ity and 15,929 g gasol ine 1;~ould be consumed p
ho'i d operation. At proj oc t
3. Mitigation Measures
Mi t i ga t i on Pled s u res __~ __..-__ ~-- Topic
Surrounding Land Uses The impact is unrnitigable,
Hydro1 ogy (1) Observe those erosioil contro
gation measures noted below Geology and Soils.
(2) Regulate the use, storage an
of all fuels, oils, petroleu chemical products used on th
e
struction site.
(3) Observe the Nater Resources
Board's standards for grcjund discharge.
(4) If the capacity of the alter
sewage treatment facility ex
the site's percolation capab
dispose of effluent in spray or use it as agricultural or space water.
Geology and Soils (1) For Erosion Control:
(a) Conduct site specific s
investigations with rec
mendations for control potential problems as a of expansive soils.
(b) Limit grading to the mi necessary to install st
prepare construction pa
e
-9-
Topic Mitigation -______ Measures
Geology and Soils (c) Avoid cl;.ar.ii:g opet-d’ +o
0
advance of jrading.
(d) Coordinate grad-iri; al ti
with the local preiii it
pattern.
(e) Construct drdinaye fdci concurrently with 5r,idi activities.
(f) Water dr;d roll the t’na to form a hardened, cum cap of coil vJhict-, will dust and erosisr, dce to runoff.
(9) Grade surfaces so as to runoff towdrd planned d and, if possible, awdy and fill slopes.
(h) Plant and rnainta1n grou suitable for slope eros e trol immediately follok
(2) The impact on agricultural r
is unrnitigable.
Biological Resources (1) Phase grading activities JVE life of the project to provi transition of habitat.
(2) Leave open spaces in natural vegetation.
(3) Locate and orient open space a manner that as much Adolpt Dichondra as possible are rt within them.
(4) Retain existing eucalyptus 1 all parts of the property.
Air Qual ity (1) Locate and design bicycle, [ and equestrian trails and fc within each subdivision or i development plan in such a I that their everyday use for portation is encouraged. ab
-10-
Topic Mitigation Measures
0 Air Quality (2) Install bicycle racks and fac.ilit
in the commercia? cec-:tcr, parks,
similar areas to er!cotlra%e the 14s
of that transportation mode.
(3) Loc;.te, design, and improve trnns stops within the project iri such
manrier that the use of transit !'s
encouraged.
Noise (1) Limit construction -in the project to normal daytime working hours.
(2) Further assess the impacts of iicji from College Boulevdrd at the tin
subdividing 1and.adjacent. to it,
Design lots judged to be impactec noise from College Boulevard in 5 a manner that buildings arid yard
can be oriented away from the Roi
Traffic Circulation (1) Observe those mitigation measures for Air Quality.
(2) Require the connection of Elm Avc to El Camino Real with the first of development to provide alterni points of access. Similarly reqi the offsite connection of College Boulevard to at least one end pr- the commencement of Phase I11 de\
0
Visual Aesthetics No mitigation required.
Utilities (1) Prior to final approval of the a' sewage treatment facility, conduc
of the number of alternative fac proposed or desired in the City, agency to operate and maintain tl
facilities, the costs and revenui iated with those facilities, and equitable means of assigning tho and revenues. This study shall an evaluation of the cumulative mental and social impacts of SUC native facilities.
(2) Observe the following water cons practices:
(a) Installation of flow restri
(b) Use of "mini-flush" toilets
all basic fixtures; 0
-11-
Topic Mitigation Measures
Utilities (c) Landsczpiny using drought-
resistant trees and plants:
(d) Installation cf drip irricji systems using tensiometers
(e) Use of recycled wastewater watering open spaces.
(3) Solid waste -impacts are not ,dir mitigable by .the project.
Community Services Community service impacts are ri
direct:.,: rnit.iyable by the proje,
Archaeology (1) Direct on-site impacts:
0
(a) Prepare a surface mai; :>f t, artifac-ts and associated ec o 1 og i 1: a 1 i n format i on s
(b) Excavate a test sample of
area to determine the natu and extlent of any s~ibsurfa
component. One such test has been proven successful similar situations is the atic rectilinear posthde
3)
(c) Based on the information r from this investigation, a
testing can be designed, i
This second phase of testi be oriented toward obtaini
reliable sample of the sit and in assessing the varia
present within the deposit on the results of this exa
it may be necessary, althc
likely, to perform additio
investigation, or to recon differing mitigating proce
(d) A report should be prepare summarizing findings and d the interrelationships of
materials and other sites
the region.
9
-12-
Topic Mitigation Measures _--
Archaeology (e) All work should be extensiv e photodocumented.
(f) Copies of notes, photogr-1ph records and the findl tepor should be submitted to icjca
data repositories.
(9) All work should be performe qualified archaeologist in junction with the latest ac s c i en t i f i c p roc ed u re 5 .
(2) Indirect On- and Off-site Inrpdct
any of the following:
(a) Limit access tu sites by p! barriers around the project
(b) Place fill over site arec:s.
(c) Excavdte the sites and achi their i nforrnati on poteii ti dl
Energy (1) Observe the mitigation measures
for. Air Quality.
(2) Observe the following design pra *
(a) Architectural design which
or treats window and door.. o and takes advantage of wint and summer shade;
(b) Insulation for all structur according to State standard
(c) Solar heating for both spac
water heating; or if not te
cally feasible at the time
construction, 'stub-outs' f
ultimate conversion to sola
(d) Landscaping using deciduous (to shade in summer and all
light in winter) and windbr
vii
0
-13-
GRADING CONCEPTS
General
e
Grading shall conform as closely as topographically possib
to the requirements set forth in paragraph I-J of the Planned
Community Ordinance (21:38.060) and shall also conform to the
provisions as set forth in the State Subdivision Map Act,
Specific Areas and Villages (See Exhibit E)
Development Village Acres Standards Grading Concept -___ _-
A 10.0 Open Space As required by proposed ter
(School Site) map 76-12 and future needs
C.U.S.D.
B 70.6 R-1-7500 Grade to provide minimum 6C
flat pad with minimum 2:l E
if any. Fill and cut to b;
As many view sites to be p~
as possible.
Single Family
C 29.4 RDM-Q Approximate natural grade.
Multi-Family
Multi-Family contains, large quantity of
30 feet depth. Building pi
be constructed on top of r(
E 10.0 C-1-Q Minimum grading to provide
F 10.0 Park To be determined by City PC
G 37.5 R-1-7500 Same as for Village B.
H 22.0 R-1-20,000 (E) Minimum or no grading for (
to 4:l slopes. Actual gra
is to be minimum to provid
hillside construction.
D 29.8 RDM-Q Minimum disturbance. (This 0
Comer. & Institu. adequate drainage.
and Recreation Department.
Single Family
Single Farn. Estates tion of pads. Topography
I 27.8 R-1-20,000 (E) Single Fam. Estates Same as Village H.
J 26.0 RDM-Q Sites are in rock belt are Mu 1 ti -Family Minimum grading to allow f
proper drainage.
K 21.4 RDM-Q Same as Village J
L 24.3 RDM-Q Same as Village J
Multi-Family
Mu 1 ti -F ami 1 y e
-1 4-
Development e Village Acres ____. Standards Grading Concepts -
M 10.0 Open Space Natural t.errain until schoo:
N 5.0 Open Space To be determined by City Pa:
(Park) and Recreation Department.
0 55.3 R-1-6000 (PUD) Grading to provide minimum Clustered Single 50' X 75' building pads wit1
Family minimum disturbance of commi
open space within the villa<
Contemplzte higher degree oj
landscaping preparation and
tenance.
(School Site) is p1anne.d (4-10 years) *
P 115.0 R-1-7500 Same as Village B
Single Family
Q 13.0 RDM-Q Hillside construction, minir
.Mu 1 t i-F ami 1 y disturbance of existing grac allow access and parking.
R 75.8 R-1-7500 Same as Village E
Single Family
S 20.0 Open Space Natural for 4-10 years. Gr; (School Site) as required by future schoo:
T 58.0 R-1-7500 Same as Village B
U 18.6 R-1-1 Acre (E) Minimum grading for buildins
Single Family pad only---not to exceed 10,
Estate Sq. Ft.
Single Family
Single Family 7,500 Sq. Ft. or use natural
I) Single Family
v 41.8 R-1-7500 Same as Village B
w 32.0 R-1-10,000 Building pad grading not to
slopes wherever possible.
X 23.0 R-1-20,000 Same as Village H & I
Single Family
Y 5.0 Open Space No grading except for paths
z-1 20.3 R-1-10,OOO (E) Same as Village H, I & X
2-2 16.4 R-1-20,000 (E) Same as Village H, I & X
2-3
TOTAL 828.0
(Park)
Single Fam.Estates
Single Fam.Estates
20.0 Open Space San Diego Gas & Electric Ea: * NOTE: See Section IV, Parks, Open Space and Maintenance, Page
Slope Design for additional information on grading conce
-1 5-
GEOLOGIC & SEISMIC SAFETY e
The Lake Calavera Hills Master Plan falls within the juri
diction of the report filed March, 1975 on geologic and seismi
safety for the City of Carlsbad. In that report, which is on
file with the Planning Department of the City of Carlsbad, it
is stated under the Summary of Findings, Section 2, that no
special study zones (as required by the Alquist Priolo Geologi
Hazards Acts) have been delineated within the City of
Carlsbad by the State Geologist and based on the information
developed in this study none are expected. A detailed geo-
technical report was prepared for the City of Carlsbad by BurE
land and Associates and made a part of the Geologic and Seismj
Safety Element of the City of Carlsbad. Lake Calavera Hills P
be developed in accordance with these findings and with the pi
cedures outlined to accomplish the goals and objectives of thc
Geologic & Seismi;: Safety Element for the City, I~L a
e
-1 6--
a
0 -
SECTION 111
LAND USE
@ COMMUNITY CONCEPT __- -__
The community of Lake Calavera Hills has been master-plan
to allow a pattern of development which will plan each complex
a sensitivity to the environment (terrain, open space, road la
and landscape value) and to evolve a pattern of semi-private
neighborhoods linked together by activity corridors which incl
equestrian/pedestrian trails, bike trails, recreation areas,
schools and parks.
Distinctive developments offering varied lifestyles are o
lined in the Master Plan. The higher density housing will be
centrated around the Community Core with decreasing densities
towards the outer perimeters of the community. Single family
detached residences, multi-family and equestrian-oriented pro-
pertics will be available in the initial three-year program.
Subsequent phases will offer multiple family dwelling uni
(near Community Core), single family detached homes of varying
densities and additional equestrian-oriented homes. Every eff
has been made to provide a logical yet innovative approach to
housing mix which blends harmoniously the various elements of
topography, land use and aesthetics.
0
The focal point of Lake Calavera Hills will be the Commur
Core located in the geographic center of the community at the
intersection of the three major arterial highways. The core 2
include a business and professional services complex, retail
shopping area, multi-family dwelling units
and a 10-acre parksite proposed for the Northeast Carlsbad
Community Recreation Center. This Center could conceivably SL
such recreational amenities as a clubhouse, tennis courts, swj
pool, soccer/baseball/football fields, branch library, communj
arts facility as well as needed police, fire and health servic
The Lake Calavera Hills Master Plan is a plan for both de @ ment and conservation of this 800-acre land resource. Approxi
-17-
258 of the total community will be set aside for parks and oper
@ space with emphasis on preserving the native: vegetation and nat
topography of the land.
A parks and recreation maintenance district is proposed fc
the community. This district would be established by the City
Council and administered by a Board of Directors composed of
landowners, homeowners and the City Council. This proposal is
dealt with in detail in the Parks and Open Space section.
Lake Calavera Hills will offer a wide range of lifestyles
through its variety of housing types while maintaining
a high "quality of living" aspect as a result of the planned
concepts set forth in the above paragraphs. The strict adhere
to quality design standards, the abundance of preserved, natur,
open space areas and the provision of high quality, easily accl
public facilities are factors which will promote the creation
of a highly innovative and viable community.,
a DESIGN CONCEPTS - ___.__ -______
The basic design \:rit~ria for Lake Calavera Hllls have be
established to conform to and compliment the natural setting o
the property. Development will be related to the slope of the
natural terrain so that only a minimum of grading will be requ
for site preparation.
Land Use Design
Residential densities for each project will range from a
of 0-1.5 dwelling units per acre for the equestrian estates tc
maximum density of 20 dwelling units per acre in the multiple
family structures. Overall gross density for Lake Calavera Hi
is computed to be 4.16 dwelling units per acre.
The higher density developments, such as apartments and
townhomes, are planned for close proximity to the
Community Core. This will promote a pedestrian movement to tl
core area shopping and recreational facilities thereby off set1
the normally higher amourits of vehicular traffic generated by
a commercial/public facility.
a
&
Another important consideration in the design of Lake Cali
Hills is the maximization and preservation of vistas to providc
only ocean views but also views of the surrounding natural topc
@
graphy *
Architectural Advisory and Control Committee- 1/ ___
The essential design characteristics of the Lake Calavera
Hills community will be adhered to as set forth in and through
the use of Covenents, Conditions and Restrietions (CC&R's). T
are to be administered by an Architectural .Advisory and Contro
Committee established by Lake Calavera Hills Associates.
The Advisory Committee will address itself to such design
factors as building materials, setbacks, screening, fencing, 1
scapinq, lighting, signing and pldnt niaterials. All of these
specific items will be stringenr1.y coritrolled in their relatic
with the goals, conditions and requirements of the Master Plan
the entire community of Lake Calavera Hills.
The Architectural Control Committee will diligently seek
provide on-going, long-term guidance and direction to all futu
development in Lake Calavera Hills by controlling the aestheti
of the community. Assimilation and proper absorption of the
various "villages" and la.nd uses into the overall development
scheme will be a paramount issue of the Architectural Control
Committee. The protection and planning of open space and recr
tion areas of each development will be monitored in an effort
to conform with the long-term goals of the community.
*
In addition to general aesthetics and design criteria co:
the following specific conservation design techniques shall bl
adhered to in each individual village development:
1) Architectural design which reduces window and door openi
and takes advantage of winter sun and summer shade.
21 Insulati-on for all structures according to state standar
and recommendations of the utility companies for the pre
vation of fuel and energy. e
- 1/ Controlled by Lake Caldvera Iiills Associates and home owne: -19-
3) The installation of solar energy space and water heating
an alternative to conventional methods shall be made ava.
ble to all interested parties. This will include built-:
connections for optional solar booster heating systems.
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4) All landscaping shall take into consideration the use of
draught resistant/fire resistant natural materials where7
possible as well as the use of deciduous trees and other
foliage which would provide shade in t:he summer and al1o.c
sunlight in the winter.
Another function of the Architectural Advisory and Contrl
Committee will be to implement the street name policy for Lak
Calavera Hills. The developer of each vi1:Lage will choose a
country of the world from a list provided by the Committee an1
then choose the appropriate number of cities from that countr
to name all the streets in that village.
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LAND USE SUfiUlARY e PROPOSED PLAN SUMMARY*
(Exhibit C)
Phase I Phase I1 Phase 111
Land Use D.U. Acres D.U. &res D.U. Acres
RL (IDW Density) 75 49.8 0 0 116 70.3
(0-1.5 DU/acre)
RIM (Lcrw-Med Dens) 549 137.5 733 183.3 750 187.6
(0-4 DU/acre)
(4-10 DU/acre)
(10-20 DU/acre)
(20-30 DU/acre)
RM (Medium Density) 558 55.8 243 24.3 0 0
RMH (Med-High Dens) 214 10.7 214 10.7 0 0
RH (High Density) 0 0 0 0 0 0
-~ -~ -~
Subtotal 1,396 253.8 1,190 218.3 866 265.9
C (Carmercial) 10.0 0 0
E (Elawntw Schools) 10.0 10.0 0
J (Junior High Scbl) 0 0 20.0 0 P (Parks) 10.0 5.0 5.0
TOTAL 283.8 233.3 290.9
SDG& E Ea-t
*Densities shown are calculated to the center line of open spac-. areas and re
gross density per acre. Specific open space corridors are sbwn on Ekhibit
NOTE 1 Although a request for approval of tentative maps my total the maximu
units in all phases, time lags in final map approval, construction ard occupan
cause dds for public services to lag behind tentative map approvals by a 6 month period. A damn3 for public services of no mre than 3005 units per yea
forseen for Phase I. (see Phasing Section graph exhibits for additional infon
NOTE 2 Where specific numbers of dwelling units are cited in this text, its e and tables, they represent the maximum nmkr allowable u~~Ier this Master Plan
and do not constitute develo-t approval for that nmkr of units. Tk actu
of units allowed in any area will be approved in terms of the developwnt cond
of this Master plan ad applicable City policies ardt ordinances.
(FOR AN EONMIC ANALYSIS OF "ACTUIAI;" DWELLING UNITS PROJECTED, SEE FISCAL IME
REPORT PREPARED BY LEVANDER,PA.KEXIXE AND A", SECTION 111, PAGES 47-51)
ment. Maxinnrm densities are used for Domlation/utilitv mjF?ction TX~F?S CI
m 3 Density allocation and land use boundaries are to be oonsiderd reason
mates at this tire. As more precise plans are prepared it is anticipated that
changes =e likely to occur. Wcordingly, it is the intent of this plan to pe mimr deviations in density allocations and lard use boudaries subject to rev
approval of the Planning Director, and provided that tk changes do not exceed
the approved density or land area currently shown on the land use map. m
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W$
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WI
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~ . ~~~~
i i
-~~ L--- ~ ~ ~ ~~~~~~~~~-~..~~
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DEVELOPMENT STANDARDS SUMMARY (Exhibit E) -___
Max.
Village ZONING ___ - Development Type # DU's
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A Open Space Elementary School --
B R- 1- 7 50 0 Single Family 282
C RDM-Q Multiple Family 117
D RDM-Q Multiple Family 298
E C-1-Q Commercial & Institutional --
F Open Space Park --
G R-1- 75 0 0 Single Family 150
H R-1-20,000 (E) Single Family Estates 33
I R-1-20,000 (E) Single Family Estates 42
J RDM-Q Multiple Family 260
K RDM-Q Multiple Family 428
L RDM-Q Multiple Family 243
M Open Space Elementary School --
N Open Space Park --
0 R-1-6000 (PUD) Clustered Single Fami1.y 221 0 P R-1- 7 5 00 Single Family 460
Q RDM-Q Multiple Family 52
R R- 1-7 50 0 Single Family 273
s Open Space Junior High School --
T R- 1-7 5 0 0 Single Family 210
U R-1-1 Acre (E) Single Family Estates 27
V R- 1- 7 5 0 0 Single Family 151
W R-1-10,000 Single Family 116
X R-1-20,000 Single Family 34
Y Open Space Park --
2-1 R-1-10,000 (E) Single Family Estates 30
2-2 R-1-20,000 (E) Single Family Estates 25
2-3 Open Space San Diego Gas & Electric --
Easement
TOTAL 3,452
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~ ~~ ~~ ~ ~~~ ~ ~.~____~__--~ -~ ~~~~ ~ ~ ~ ~ ~ .-~~- ~~ ~- .. . ~~~ .... -. ~~~~ ..
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-~~_ ~ ~~ ~ ~- ~~ ~ ~~~ ~__~~~~~ ~__ ~__ ~~~ ~~ ~
a
DESCRIPTION OF LAND USES
RESIDENTIAL VILLAGES 0
The amended Master Plan proposes the following housing
types for Lake Calavera Hills:
D.U./ Land Use
Acre Des ignatior - -- Description
Single Family Estates 0-1.5 RL
Single Family 0-4 RLM
Clustered Single Family 0-4 RLM
Multiple Family 4-10 RM
0 Multiple Family 10-20 RMH
Phase I- Calavera Hills South
Phase I of Lake Calavera Hills includes the first 138
units now being processed by the City of Carlsbad. These sing
family detached homes will be located in the southwest corner
the property. This initial development will be accessible fro
Camino Real and Tamarack and in close proximity to existing
surrounding developments. It will allow the necessary improve
1/ Tract 76-12, PUD-4 (Resolution #5145 and #5146, August 4, 1 a-
-35-
such as utilities and the Tamarack road extension to be brougl
to the property. ~ue to physical location and proximity to
public facilities it is considered to be the most logical and
economically feasible site for the first development of Lake
Calavera Hills.
0
Phase I will also include low-density, equestrian-orientc
estates along the western boundary. Due to the steeper slope:
along this boundary, grading will be minimized by offering la1
lots. Developments in the low-medium density category will bc
built on flat to rolling terrain, while the flatter land
adjacent to these areas and directly south of the Community Cc
will feature medium-density development (4-10 D.U./acre). C1t
tering of units such as townhomes or zero lot line houses WOU:
be advised for this type of terrain. The higher density resic
tial area (10-20 D.U./acre) is planned just north of the Cornu
Core on flat to gently rolling terrain thus promoting pedestri
access to the core facilities.
Method of Development
Lake Calavera Hills Associates intends to retain strict c
trol of the first increment of 138 units by planning, developi
and building this project itself or with jclint venture partner
in order to establish the desired tone, quality, style and
general aesthetics of the entire community.
0
Subsequent developments in Phase I will be controlled by
Lake Calavera Hills Associates through the guidelines of this
Master Plan, CC&R's and subsequent tentative map approvals.
SUMMARY - PHASE I
(Calculated at Max. Permitted Densities)
Land Use Type Dwelling Units Gross Acr
RL (0-1.5) 75 43.8
RLM (0-4) 549 137.5
RM (4-10) 558 55.8
RMH (10-20) 214 10.7 0 TOTAL 1,396 (see Note 1) 253.0
Total Population: 3,663
Pop. per Household: 2.6
7r
- Phase I1 - Calavera Hills North
This area represents the highest point of the property (4
feet msl) and preservation of oceans views will require some g
Densities will range from low-medium to medium in the northern
areas with some additional increments of medium-high density n
of the Community Core.
Method of Development
0
Development in Phase I1 will be control.led by Lake Calavc
Hills Associates through the guidelines of this Master Plan,
CC&R's and subsequent tentative map approvals.
SUMMARY - PHASE I1
(Calculated at Max. Permitted Densities)
Land Use Type Dwelling Units Gross Acres
RLM (0-4) 733 183.3
RM (4-10) 243 24.3
RMH (10-20) 214 10.7
TOTAL 1,190 (See Note 1) 218.3
Total Population: 3,354
Pop. per Household: 2.8
0
Phase I11 - Calavera Hills East
LOW and low-medium density development will predominate
Phase I11 of Lake Calavera Hills (east of College Blvd.) The
northeast area is characterized by gently rolling land and wil
allow high quality subdivisions offering views of Lake Calaver
The southeast portion of Phase I11 is rugged to rolling terra:
and will necessitate some grading to insure vistas. The soutl
central portion will be utilized for equestrian estates and
will offer larger lots. This is considered the most efficieni
land use for this rocky terrain in order to minimize grading.
Method of Development
Development in Phase I11 will be controlled by Lake CalaT
Hills Associates through the guidelines of this Master Plan, (
and subsequent tentative map approvals.
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SUMMARY - PHASE 111
(Calculated at Max. Permitted Densities) *
Dwelling Unit:; Gross Acres - -- Land Use Type
RL (0-1.5) 116 78.3
187.6 RLM (0-4) 750
TOTAL 866 (See Note 1) 265.9
Total Population: 2,823
Pop. per Household 3.3
- I--
OPEN SPACE
Approximately 175 acres have been designated as open spa
in Lake Calavera Hills. These open space corridors define di
neighborhoods as well as providing a natural buffer between r
dential areas and adjacent commercial areas and public facili
A trail system for both equestrian and pedestrian usage will
incorporated into the open space area. Preservation of the n
vegetation and topography will be of paramount importance for
all open space areas. 0
PARKS
It is the objective of the amended Master Plan to set as
25 acres of dedicated City Parks to comply with the City's re
ments. Three parksites have been approved by the Parks and F
tion Department in strategic locations that complement adjace
land uses. (See Parks/Open Space Section for specific sites)
COMMERCIAL SERVICE AREA
10 acres of land have been designated for a neighborhooc
shopping center at the junction of College Avenue and Elm Ave
This area is situated in the geographic center of the project
flat, easily--accessible land. Proposed uses include a supern
drug store, qeneral commercial usages, general purpose off icc
space and medical/dental office space as required by the neec
the community. A permanent recreational vehicle storage and
service area will also be included in the commercial service 0
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An additional 10 acres (north of Zlm/ west of College),
contiguous to this commercial area, has been reserved for corn<
purposes should this usage be deemed appropriate at a later dai
The amount of acreage set aside for recreational vehcile I
purposes will be flexible and can be determined in conjunction
the City of Carlsbad at the time of map approval.
0
SCHOOLS .____
Two elementary school sites and one junior high school si
have been selected by the Carlsbad Unified School District. A
school sites are located adjacent to permanent open space corr
dors and the trail system. They are as follows:
Site I - A 14-acre elementary school site (including slopes)
located within the boundaries of the first subdivision (tract
76-12). ThiF site is immediately adjacent to the internal col
tor streets (60’ row) on sloping, flat land. The necessity fo
the entire 14 acres has not yet been determined by the School
District.
0
Site I1 - This 10-acre elementary school site is located in a
single family residential area in the northwest sector of the
property. A 5-acre parksite has been selected adjacent to thc
school site to allow an overlap of usages.
Site I11 - A 20-acre junior high school site has been selectec
in the northeast quadrant with frontage on College Avenue.
This area has been zoned single family residential.
Until such time as the specific areas are being developec
and access is available via the dedicated streets, a non-spec:
easement for ingress and egress could be granted to the schoo:
sites and park sites as required by the City of Carlsbad.
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0
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SECTION IV
1/ e PARKS, OPEN SPACE AND MAINTENANCE -
INTRODUCTION _____-_
The Calavera Hills site's basic landforms consisting of ravi
and mesas with broad side slopes and hillocks offer an oppor
for developing a variety of distinct landscape environments. primary north-south trending ridge acting as the site's "COT
ental divide" creates two drainage patterns away from the CE of the property with a natural elevation change of 375 feet. element describes the dominant feature of the site. Existir
terns of vegetation - chaparral and inland sage scrub with 5
of eucalyptus trees generate the character of the proposed c
space system. The physiography and areas of native vegetat:
eucalyptus help to define the limits and potential charactei
the group of residential areas master planned for the develc
They serve as a framework for developing separate identitie: landscape pr9Fram of streetscapes, slope design, 200 acres (
space and 25- acres of intensively developed parks wlll be dr to reinforce the different identities.
The majority of the site's 200 acres of open space will be
its natural state to act as buffers between residential use It will also act as a circulation spine for non-vehicular mi
throughout the community. It will be improved only as nece
for fire control and low intensity park uses, such as hikin
cycle and equestrian trails with small lookouts, rest stops picnicking areas.
The interface between the areas of undisturbed or restored
vegetation and that of the intensively landscaped areas wil
sist of both native plants and those adaptable and compatib
the soil and water requirements of plants native to this ty
Southern California landscape. The goal of the landscape p
is twofold: The first is to create a landscape which has 1
maintenance requirements; and second, to provide a continuu
link to the site's original basic character and to that of
surrounding undeveloped landscape properties.
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- l/ See Appendix for additional technical data
- 2/ 20 acres reserved, plus an additional 5-acre park located
in the open space corridor near Lake Calavera
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OPEN SPACE AND PARK DESCRIPTIOS e
A. Open Space
The plan for Lake Calavera Hills calls for approximately 200 a to be set aside as open space. The open space corridors, as s
on Exhibit F , provide buffers between residential areas and
and commercial and public areas as well as defining neighborhc
A system of pedestrian and equestrian trails will traverse the
in these corridors to connect schools, parks, and the commerci
center with the housing on the site. These trails can be plar
to connect to a broader citywide circulation system.
The landscaping in the open space corridors will be Undisturbc
Restored Natural Vegetation as described in sections I & VI.
efforts will be made to retain existing natural land forms. '
will be done through articulation of the ravine systems, mesa slopes.
'Wherever grading is necessary, straight slopes will be avoide
natural forms imitated with softened concave and convex faces rounding corners.
The open space corridor created by the SDG & E easement will ' treated with the vegetation and grading described above to b]
it and alleviate its straight and narrow shape. The trails h
be of a meandering character to also help soften the impact.
B. Community Park
A ten acre community park site has been designated at the jun of the three arterial streets (Tamarack, College and Elm) in community core.
This facility may include a community building, open play a
ball fields, tennis courts, hard courts, picnic shelters, pla
ments, a pool or fountain, arbors or gazebo and parking.
The landscaping for the park would be Refined and Intensive 7
tation but an attempt should be made to retain the rural chai of the development through informal naturalistic design and material selection.
C. Neighborhood Parks
Five acre neighborhood parks have been located in the northw quadrant of the project and adjacent to the proposed element
school.
These two sites could provide tot lots, play aparatus, wadir spray pools, hard courts, picnic areas or shelters, and oper
areas.
*
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- -~ ~.~_ -
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The site adjacent to the school could be &signed in conjunctj with it to provide integrated facilities f use by the park i school.
The landscaping of these parks would be a: lscribed above foi
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community park.
D. Mini Park
A two acre mini park has been located along Tamarack Avenue s(
of Elm Avenue. Facilities here include a tennis court, a gazi and a turf area. This is a private neighboriiood park and is a qral part of the first subdivision map, Tract 76-12, PUD-4.
Landscaping of this park would also be as described above for
community park.
E. View Park
A five acre site at the northeast tip of the project site ove
looking Lake Calavera has been designated a.s a view park. Th
park would serve as a terminus for part of the equestrian and
hiking trail systems.
As it is in the open space corridor, the landscaping for the would be Undisturbed and Restored Natural Vegetation.
Facilities here could include picnic tables, benches, hitchin
posts, and a shade structure overlooking the lake. Provision
could be done with ruscic fences, plant material screens, or
separation. Portions of this parking site might be set aside a commercial (franchised) equestrian center for stabling and
ing operations.
See Exhibit a
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keep hikers separated from horses would have to be made. Thi
f
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0
CIRCULATION
Circulation throughout the master planned development will incl
a system of bikeways, pedestrian and equestrian trails. The fr
work for this system is outlined in the Master Plan and on the and Open Space Plan. The bikeways along specified roadways wil allow access through the entire cormnunity while allowing bicycl access to the schools. The pedestrian and equestrain trails wi
help tie the parks and schools together while giving access to
the major greenbelt buffers between residential areas. Each pz
of the system is discussed in detail below. The value of open
comes from its usefulness as recreational areas, as well as it: trinsic esthetic value. (See Exhibit F)
Bikeways
A width of 8 feet paved is proposed for bikeways depending on 1
raphy and circulation demands. This width will allow both bic: and pedestrians to use the same pathway and allow bicyclists f: each direction to pass comfortably. The bikeways can serve pec ans as well and will connect the sidewalks and trails for pede! only to form a more complete network. The bikeway will have a mum grade of 10 percent for distances no greater than 100 yard: path will consist of asphaltic concrete. The alignment will mi wherever possible. The bikeway will follow all of the main co
Tamarack Avenue, Elm Avenue, and College Boulevard adjacent to roadway.
Pedestrian Trails
Where bicycle circulation is not needed and/or the topography
open space does not allow, pedestrian trails are proposed. Th
trails will often penetrate open space areas and greenbelt buf
that will have most of the native vegetation retained or resto
sional rest stops.
The trails will consist of compacted soil cement or decomposed
ite four feet in width. They will occasionally traverse steep
slopes (particularly through the San Diego Gas and Electric ea
in Phase 111). The constantly curving alignment will follow t
tours or switch back where required to prevent grades exceedin
percent. The small width and greatly varying alignment and gr
makes a minimal impact on the native landscape. The trails ca
trate i~to the furthest ranges of the open space areas.
Rest stops for relaxation and picnicking will be located at si cant points along the trail or bikeway, such as at a viewpoint
consist of an average 10' x 20' soil cement pad with benches.
0
after minor grading operations to construct the trails and occ
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and, if required by the topography, small stone retaining wall:
Trees not requiring irrigation would be incorporated to providc shade. Approximately 15 rest stops will be provided along the trails.
Equestrian Trails
Exhibit I also described the general layout of equestrian trai A 10 foot graded trail is the proposed standard width. In the
developed open space areas native soil is to be used for the t Where the trails pass within 75 feet of residential, commercia school areas, or a major roadway, surface treatment such as de
posed granite, eucalyptus and/or bean pod mulch should be used
minimize dust. Just as with the bikeways and pedestrian trail
equestrian trail will not necessarily be graded level in the d
tion of the trail.
dard alignment. The trail grade will be limited to a maxinum ( of 108 for distances greater than 500 feet, 15% for distances IC
than 500 feet, and 20% for extreme cases (less than 300 feet). Tk
will be kept separate from both the bikeway and pedestrian trs distances or differences in vertical elevation. Normally, the trian trails will be positioned downwind of the other trails. ever the trail may need to cross a roadway, signs will be plac which follow the International Code by showing a horseman on i "Equestrian Crossing'' below. Underpasses are recommended wher
trail crosses a section of major roadway not at an intersectic
College Boulevard, Tamarack Avenue, and Elm Avenue. The trail
be free from overhead obstructions from ground level to a heii 12 feet. Three rest stops will be provided along the system c
Standards Common to Bicycle, Pedestrian and Equestrian Trails
Construction of the bikeways, pedestrian and equestrian trail:
several standards in common. All- trails will be constructed 1 vide good drainage. A cross slope is to be maintained with a 2 percent grade, with berms and ditches utilized to prevent wc
of cuts and fills. Neither cut nor fill slopes should exceed
Trail signs displaying the symbol of a horse for equestrian t' and a bicycle for the bikeways will be spaced every 1,000 fee entrance signs, will be posted at trail entrances and street
Although the proposed trail systems minimize crossings with r
for any trail crossing a roadway a crossing sign warning mot0 is to be set 300 feet before the crossing.
Vehicular
The Lake Calavera Hills Master Plan includes three major stre shown in the City of Carlsbad's General Plan Circulation Elem These streets are 102' and 84' right-of-way streets known fun
within the master-planned area are local or local collector s
0
A rolling and meandering path will be the
e
ally as major snd secondary arterial streets. All other st 0
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@ It is anticipated that the local streets will be fairly level shown in Exhibits d and e and be landscaped according to the C
of Carlsbad standards using one tree at each residence from th
recommended list of street trees in the Plant Material section
this report.
The arterial streets (College, Elm, and Tamarack) present an o
tunity to further reinforce the rural, natural feeling of the jects as shown in Exhibits b and c. It is recommended that th
rights-of-way, slopes and medians along these streets be plant with random groups of trees and shrubs from the native and gen
plants recommendations of the Plant Material section of this 1:
This, rather than regimented street trees, will give the desir
naturalistic effect €or the proposed slope treatment. Local c tors should be planted in a naturalistic pattern to reinforce overall effect.
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0
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-in -& -z LbcpI
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OPEN SPACE CATEGORIES a
A. Undisturbed Native Vegetation
Areas of native or naturalized vegetation to be left in their natural state.
1. No installation.
2. Clearing and cleanup.
3. Maintenance
a. Litter control.
b. Firebreaks.
B. Restored Native Vegetation
Areas of native and naturalized vegetation disturbed by constr
or grading to be restored to their natural state. Replanting
cies like those naturally occuring or which are adjacent with
sion to install slope stabilization procedures until permanent
become est ab 1 i shed.
0 1. Installation
a. Temporary irrigation system that would be salvaged or
b. Erosion prevention measures
c. Ground cover
d. Trees and shrubs
abandoned.
2. Maintenance
a. Litter control b. Fire breaks
c. Irrigation repair until removed
d. First year fertilization
C. Supplemented Native Vegetation
Areas of natural and introduced plant materials adjacent to r( and development that are visually impacting development.
1. Installation
a. Automatic irrigation system
c. Erosion control if required d. Shrubs and trees
c. Paving if required (such as soil cement, decomposed g
b. Turf and/or ground cover
0
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4D 2. Maintenance
a. Litter control
b. Irrigation repair c, Fertilization d. Weed and pest control
e. Pruning f. Irrigation water g. Turf mowing if required
D. Refined Vegetation
Areas of native and non-native plant materials which are more
manicured than the above category.
1. Installation
a. Automatic irrigation system b. Turf and ground cover
c. Slope stabilization if required d. Trees and shrubs
e. Specimen plant material f. Paving if required
2 - Naintenance
a. Litter control
b. Irrigation repair c. Fertilization d. Weed and pest control
e. Pruning
f. Irrigation water
g. Turf mowing
a
E. Intensive Vegetation
Areas of intensive landscaping for pleasing visual impact. Ma.
slope is 5:l.
1. Installation
a. Automatic irrigation system
b. Turf and ground cover
d. Specimum plant material
e. Paving, walls, signs f. Park furniture, play equipment
g. Lighting
c. Trees and shrubs
2. Maintenance
a. Litter control b. Irrigation repair
c. Fertilization
d. Weed and pest control e. Yiuning and aborculture f. Irrigation water
g. Electricity h. Turf mowing
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@
PLANT MATERIALS
Manufactured Slopes and Replanted Natural Slopes
with Native and Naturalized Planting
Groundcover :
Hydromulch : Lupinus succulentus hydromu
At r ip 1 ex semi lb aca t ta hydromu
Lotus corniculatus h y dr omu
(hydromulched and/or rooted cuttings)
Rooted Cuttings: Baccharis pilularis rooted
NOTE: (combination of Baccharis planted 36" O.C. and oversee with hydromulch provides best resu:Lts)
Shrubs: (planted in 1-gallon container size)
Ceanothus (all varieites) Tecomaria capensis Cis tus vellosus :Plumbago capense He teromele s arb uti f ol ia Fremontia mexicana Rhus integregolia €X ovata Lep to duc tylon calif Echium fas tuosm Berberis nevinii
Romneya coulteri Ribes viburni f ol iur
Acacia (species)
0
Trees: (planted in 1-gallon, 5 gallon, 15 gallon and 24" to
Eucalyptus spp. (1-gallon only) Schinus molle (5-gallon and 1 Umbellularia califomica (5-gallon and 1 Platanus racemosa (5-gallon and 1
Alnus rhombifolia (1-gallon, 5-g;
Pinus halepensis (1-gallon, 15 E
Pinus Torreyana (1-gallon, 15 i
box specimens)
and box specin
15 - gallon)
box specimen)
box specimen)
General Planting
Trees: Acacia. Ceratonia siliqua. Eriobotrya japonica, Euc:
Geijera parvifolia, Hakea, Heteromeles arbutifolia, linarifolia, Olea europaea, Pinus, Rhus lancea, Sch:
Tamarix aphylla. e
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Foliage Plants Arbutus unedo, Atriplex, Centaurea gymnocarpa,
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Elaeagnus , Greyillea Pittosporum, Prunus lyoni, P. ilicifolia, P. caroliniana, Rhamus alaternus R. crocea ilicifolia, Rhus ovata, Senecio cine1 Xylosma congestum.
Flowering Plants Achillea, Callistemon citrinus, Cistus, Convc cneorum, Coreopsis verticillata, Cytisus and
tium, Echium fastuosum Escallonia, Eriogonii
Fremontodendron, Garrya elliptica, Lantana, 1
ium perezii, Nerium oleander, Ochna serrulati
Pennisetum setaceum, Plumbago auriculata, Ror coulteri, Teucrium fruticans I
Ground Cover Baccharis pilularis, Hypericum calycinum, Rosmar.
officinalis, Santolina chamaecyparissus , Ceanothi
Cotoneaster.
Vines Bougainvillea, Canpsis, Solanum hartwegii, Tecomaria '
ensis, Vitis vinifera, Wisteria.
Street Trees*
e Agonis flexuosa Metros idero s tomentosa
Call is t emon ci tr inus Pinus canariensis
Callistemon viminalis Pitfosporum undulatum
Cupania anacardioides Pyriis kawakami Eucalyptus citriodora Quercus ilex Eucalyptus polyanthemos Tristania conferta
Lagunaria pat tersoni
Melaleuca quinquinervia
*From City of Carlsbad approved street trees list.
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*
I RRI GAT I ON SY S TEM
1. Restored Native Vegetation (manual operation)
We recomaend rental of ''rain for rent" type Rainbird sprii
lers with aluminum pipe. Very low maintenance. No natur:
condition. Another alternate would be to install permanel
systems to assist in additional fire prevention and contrc These systems would be used only during emergency periods or extreme droughts.
areas are trenched and removal leaves the area in a naturi
2. Supplemented Native Vegetation
"Rainbird" type sprinklers to be installed. These areas would be automatically controlled by using fre uent irrig
amount of moisture at predetermined depths in the soil a "override" the controller when areas were considered "wet The difference in plant material requirements would be go
erned by use of heavy or light application rate sprinkler
Drip irrigation would be an acceptable alternate in lieu "Rainbird" type irrigation for plants.
tions using moisture control devices" ithat wou 9 d govern t
0
3. Refined Vegetation
Combination of use of "Rainbird" type sprinklers and "spr type systems.
4. Intensive Vegetation
Mostly spray systems with some large rotor type sprinkler larger areas,
General
Each category would have to be determined on its own merit a:
which category it lies within. All areas should receive a ml
sensing override at the controller to avoid over watering an
vide plant material with the proper soil-moisture relationsh quired in the root zone. All sprinklers having potential "r from a higher elevation of sprinkler heads should be supplie
check valves to avoid erosion and wasted water run-off.
Systems should be designed to operate in the hour 11 P.M. to
and in high intensive areas such as parks, only five nights I Sunday through Thursday. I) *tensiometers
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Care should be taken in installing meters and controllers at I
A good example is that if all 2 200 acres of irrigation were t
operate at any one instance, a flow of 3,700 gallons/minute cc happen at the peak summer requirements, An orderly fashion of programing, possibly a master-satellite system or strict adhe
to procedures set up at a preliminary st;ge could reduce this
maximum 1,000 gallons/minute flow, still a substantial amount.
this quantity were to affect the fire flow, possibly master sw
to turn off all irrigation would be in line or at least studic
Slope irrigation should have separation of top, toe and cente slope for systems due to the obvious drainage and run-off con that would exist.
Soil tests should be made and application rates for the sprin should be as close as possible to soil percolation rates.
Irrigation systems along streets (R/W & median) should be don such a way as to minimize run-off to streets.
In all the above cases the Landscape Architect responsible fo
0
final design should substantiate his design as to all the cri
mentioned above.
To reduce costs and make efficient use of resources, the use
reclaimed water for irrigation is planned for Lake Calavera F Even if this system is not initially installed in the first I
of development, provisions for stub outs would be provided fc subsequent use. The water reclamation system with a ponding
east of Elm Avenue and a sewage treatment facility to be loc: west of Tamarack Avenue will provide not only water for irrii
but also as a by-product of the proposed sewage treatment pl:
fertilizer which can be used in the open space maintenance pl
0
Note: Drip irrigation for any area, using the proper system,
should be considered if designed correctly. It is mentiop.ed (
as automatic irrigation and each area, by its merit, should bt determined for drip potential. This is the irrigation designt
role in pursuing alternative methods.
0
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a
FIRE CONTROL
(fire resistant plants)
The major hazardous condition which exists with natural area: jacent to residential areas is that of fire. In order to in
face natural areas with development, it follows that certain
ifications to the situation must be made for safety. The fi codes and insurance companies are quite specific as to the r
quirements of separation between structures and fire fuel ar Basically, it requires that all highly flammable vegetation '
removed in a fire break form to a minimum of thirty feet fro1 structure, and with a discretionary flexibility to require a as one hundred feet from the structure. The fire break area be maintained continuously to prevent the reinfestation of t' fuels. Normally, the elimination of vegetation causes serio problems of erosion due to the exposure of the surface soil.
hazardous condition normally can be eliminated by proper pla
and irrigation of less, or nearly non-flammable ornamental materials whose characteristics emulate the natural scheme.
If the location of developments occurs at the crest of hills
are adjacent to steep ravines, modification and harvesting o
fire fuel within the entire ravine area may be necessary to tect against extremely volatile fire storms that could come ravine during a fire.
e A-
Typical Interface Conditions and Recommended Solutions:
The following are typical examples of conditions where devel interface with natural areas. There shall be adequate fire accessibility to the native areas via the streets and bicycl or special access fire roads and easements per the fire mars quirements. Although it is not required, we would recommend
cleared and planted natural and manufactured areas of slopes in the examples, be automatically irrigated and maintained k owner's association, rather than by individual homeowners. P
areas which are to remain natural should be either turned ox
City for open space or owned and maintained by a homeowner E tion. These native areas would only require the maintenance erated by the type of use, i.e. flat nature parks probably b quire trash pick-up, etc., due to intensive picnic usage; wf
chaparral slopes would require very little maintanance. All
to be cleared and planted should have an automatic irrigatic tern, although, there are three basic alternatives to irrigat 0 the natural-like plantings.
-46-
0
a. Complete sprinkler system, either automatic or manually ope
b. Temporary sprinklers installed for the establishment period
the planting; then removed and the reliance of natural rain to sustain the planting.
operation, to allow rainfall to sustain plant growth.
c. No sprinklers with the proper seasonal timing of the planti
Alternative (a) provides the best system of continued guarantee
plant growth with adequate moisture constant for fire protectic
This alternative also allows the ornamental plants to better cc with native material which might otherwise cause infestation ar continued harvesting, and removal maintenance problems. Alterr (b) provides adequate establishment, but usually is almost as E sive as alternative (a). It also does not insure adequate plar material moisture content after the system is removed. Altern: (c) is difficult to control the establishment due to the obvioi unknowns. It is only practical for small areas and requires mc maintenance during the establishment period (rainy season) .
In all of the above alternatives, the installation of a quick c system for maintanance and fire protection is recommended.
Plant material usage can vary according to the desired effect.
is recommended that plants selected be representative of the ni
existing material as far as form, color, and texture are concei Specific plant varieties should be selected for their fire res: quality.
1. Generally preferred are shrubs of low growth habit and fuc
volume which have low heat output when they burn, can be e< established, and will grow under native site conditions.
mended for the conditions of the Calavera Hills site inclu
. Salvia sonomensis, Creeping Sage . Atriplex gardneri, Gardner's saltbush . Atriplex cuneata, Castlevalley saltbush . Atriplex canescens, Fourwing Saltbush
Other low grawing plants introduced from other countries t
also suitable to reduce fire hazards include: Cistus albi
C. crispus, Hybrid rockrose; Galenia ubescens, Green gale
artemlsia; and' Atriplex ssp, Saltbushes y other than the ab
e
2. Some of low volume and low profile native shrubs that are
~~~~&~~~~th~~~ edule, 1Ceplant;r E-- eK!llSla Caucas1ca, Ca *
-47-
e
3. All of these introduced species and native ones listed do no require irrigation. Added protection can be gained by incor oration of irrigated greenbelts or fuelbreaks (a zone of pla material modified with irrigated non-native plants that reta
moisture and act as a firebreak transition from purely nativ
areas to the developed residential areas).
4. Pelargonium peltatum, gazania uniflora, osteospermum frutico
iceplant varieties, and vinca major may be used for color ac
The vehicle for maintenance of the native areas may either be a maintenance district formed for this purpose or the master homeo
association. Principles of the interface of native brush areas
residential areas are shown in Exhibits i-n.
e
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I----p___ - -~ __ __ - -___I
1/ PARKS AND OPEN SPACE MAINTENANCE PROPOSAL-
I)
The City of Carlsbad issued Policy Statement Nc,. L3, dated
January 25, 1977 with rpference to open space maintenance which
states:
"The intent of this policy is to provide a level of develo ment of open space areas which will fit the character of the ne
borhood and at the same time minimize maintenance costs. The
creation of intensively landscaped areas, which are expensive t
maintain, should be carefully limited. Open space areas should
developed so as to obviate the need for a public maintenance di
trict. 'I
"In those instances where a public maintenance district is
essential, this policy will provide guidelines to help insure
that open space areas will be adequately maintained."
Lake Calavera Hills proposes to follow these basic guideli 0 throughout its Master Plan. The essential criteria regarding o
space will, of course, be to minimize the necessity for intensi
landscaping by preserving the existing natural vegetation and 1
planting self-sustaining vegetation in newly landscaped areas.
Should the necessity to form a maintenance district arise, the
following proposal is felt to provide a cost/effective and effj
cient means of maintaining open space areas in the Lake Calavei
Hills community:
Several items were deemed important considerations for th<
formation of a maintenance district:
1) The necessity to insure maximum revenue production flexi-
bility to insure that potentially accelerating costs will
not exceed available funds and,
1/ - See technical supplement for entire report as prepared
by Rutan & Tucker for Lake Calavera Hills Associ-Ltcs. 0
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2) Achievement of optimum efficiency and citizen responsivent
in the administration of the maintenance and operation of
the open space through active participation in the decisic
making process by the property owners who are most direct
affected .
After careful research into the available legislation re-
e
garding open space maintenance, a maintenance district formed
pursuant to the Improvement Act of 1911, Streets and Highways
Code Section 5820, et seq. was considered the most acceptable
method of meeting the above-mentioned considerations.
The following will outline the provisions of the 1911 Act
Maintenance District:
1) The establishment of a maintenance district for improveme
constructed pursuant to the Act including sidwalks, cross
walks, steps, safety zones, platforms, seats, statuary,
fountains, parks and parkways, recreation areas, planting
of trees, shrubs and other ornamental vegetation. 0
2) Proceedings are as follows:
a) Adoption of a resolution of intention stating intenti
of City Council to order expenses of maintenance and
operation assessed upon district as City Council shal
determine will be benefitted by the maintenance and
operation of the improvements proposed to be maintain
b) Protest hearing (negative vote requires owners of one
half or more of the acres of the property -- may be
overruled by a four-fifths vote of the City Council).
c) Maximum property tax rate established by voters of
the district prior to or concurrently with the forma-
tion of the district by written consent executed by
property owners holding at least 60% of the land to
be benefitted.
d) Costs estimated annually thereafter and tax rate
assigned to meet costs. Levied and collected at the
0
-5e-
same time and mariner as general tax levy for City pur-
poses. Paid into City Treasury to the credit of the
fund of the maintenance district. City Council may de
termine that whole or any part of the expense of main-
tenance shall be paid by the City -- if so, it must be
stated in the resolution of intention.
e
It is felt that setting a tax rate which anticipates rea-
sonably foreseeable revenue demands without the necessity of a
recurring tax rate election affords the City and the property
owners the most efficient and flexible method of providing mair
tenance.
It is also suggested that to insure effective owner parti-
cipation in the administration of the maintenance and operation
fund, the open space dedication which is reqLuired as a conditio
of subdivision approval should include a provision establishing
an advisory board comprised of City officials and property owne
or their designated representatives. The function of the advic
board would be to consult with the City Council and its staff c
questions of day-to-day maintenance and operation of the open
space areas, as well as long-range planning. This board would
be formed and approved by the City Council prior to the dedica-
tion of open spaces.
ab
This structure would provide both the Council and its staf
with guidance in fixing the tax rate, insuring proper directior
for use of tax dollars and providing management for the distric
The City Council would, of course, approve or disapprove the
efforts, direction and management plans of the board.
The make-up of the board would include three members
appointed by the landowner and two by the City Council prior tc
the occupancy of the dwelling units. As the land is developed
and the residents begin to occupy the units, the residents, rat
than the landowners, should begin assuming the responsibility
for governance of this advisory board. The following chronolog @ is proposed:
-51 -
1) Initial formation of maintenance district: a (2) City Council (3) Landowners
2) First occupancy of dwelling units and until 2/3 property
is developed:
(2) City Council (2) Landowners (1) Homeowners
3) After 2/3 of the property is developed and occupied:
(2) City Council (1) Landowners (2) Homeowners
4) After full development of Lake Calavera Hills:
(2) City Council (3) Homeowners
The following tables present an estimation of costs ar,d
revenues generated by Lake Calavera Hills for the purpose of mai
taining parks and open space.
By arbitrarily setting a tax rate of $.50 per $100 of asses
valuation (through the use of the Improvement Act of 1911), it i
possible to illustrate the potential for adequately covering the
maintenance costs incurred by the project.
0
Overhead costs include staff (labor, benefits, taxes) and
equipment purchase and replacement.
e
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LAKE CALAVERA HILLS
OPEN SPACE MAINTENANCE DISTRICT
COST/REVENUE PROJECTIONS
0
1977-1980 1.9 8 1-198 4 1985-
Phase I1 Phasc _-.___- Phase I
Acreage (Undeveloped) 481 202
Value per Acre (Fair Mkt. Value)ij $ 4,600 $ 5,290
Assessed Valuation (258) 1,150 1,320
$553,150 $266 , 640 Total Assessed Valuation
_______-----------------------------------------------.-----------------------
Acreage (Developed) * 327 606
Total D. U.: Single Family 624 1,357
Multiple Family 772 1 , 229
Market Value/Unit: Single Familyk' $70,000 $84 , 000 $1( -I/
Multiple Fm.- 2' 50,000 60,000
Total Market Value 82,28O,OOO 187,728,000 312 , 51
Assessed Valuation (25%) $20 I570,oOO $461932,000 $78 I 11 * TOTAL ASSESSED VALUATION $21 , 123 , 150 $47,198,640 $78,1d (Developed & Udeveloped)
_____________----_---------------------------------------------------------.
Tax Rate: (mx REVENUES)
$.50 per $100 A.V. $105 , 615 $235 , 990 $3'
(60,960) (111 , 850) (21
(67) (103) -
Surplus (Deficit) 44 I 655 124 , 140 1
( (40 I 000) (7O,ooo) - Overhead Costs
$ 4,655 $ 54,140 $1 Y Surplus (Deficit)-
MAJTJIFmNcE COSTS - 2/
(Approximate acres)
Cost per D.U. per annum
at $.50 tax rate:
$87.50 $105.00 Single Family
Multiple Family $62.50 $ 75.00
__ 1/ Phase I1 increased 15% over Phase I
2/ Increased for inflation 5% per year
- T/ Indicates potential for decreasing tax rate *
SOURCE: Lake Calavera Hills Associates
@
]Excludes 20 acres of SIX & E Easement which is undevelopable.
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LAKE CALAVERA HILLS
OPEN SPACE MAINTENANCE COSTS
(1977 - 1978)
Cost/Month/Per*
Acre Year -- Area -
Undisturbed Native Vegetation $ 36 $ 43
Supplemented Native Vegetation 1
Refined Vegetation 2
46 55
88 1,05
120 1,45 e Intensive ~ege tat ion3 250 3,OO
Restored Native Vegetation
1) for the first 12 months only, after 1 year reverts to cos for Undisturbed Native Vegetation. 2) includes slopes along arterial collectors (Tamarack, Elm,
and College)
3) includes intensively developed parks and recreation (20 a
*figures based on similar maintenance categories currently in
at Newport Beach Parks and Recreation Department.
SOURCE: The Peridian Group
0
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0
SLOPE DESIGN
The majority of land use within the study area is residential
its related services such as schools and commercial supports. erally, the flatter the gradient, the higher the intensity of
land use and as the topography and gradient steepens, the low
intensity gets. It is in the treatment of the streetscapes, and the interface between residential areas and the natural E
proved open space that lies the opportunity for developing a
character for the master planned community.
This section described recommendations for slope design to gj
rural and naturalistic effect.
1. Vary slopes when possible from l-l/Z:l to 3:l or more wl possible.
Flair or "feather" proposed slope gently into existing tt when possible. (Ekhibits j, f)
2. Shorten deep comer lots to reduce gradient of slope. (EX
3. Shorten deep lots to allow undulation in slope top and r(
top of slope.
Eliminate certain lots to allow slope to flatten or to "
a
4. in" creating visual alcoves to break up the monotony of stant linear slopes. (Exhibit i)
5. Shorten depth of existing corner lots to undulate slope ient and round the top and toe of the slope. (Exhibit h)
6. Eliminate the shallow corner lots to allow more substant
flattening of existing slope and more flexibility in slo rounding. (Exhibit h)
7. Round and undulate the toe of slope so there is no defin
line. (Exhibit f)
8. Allow toe to undulate into the street right-of-way, somc even to the curb line. At the same time allow the side\
undulate in and out of the right-of-way. (Exhibit f)
Maintain less than 30 foot elevation changes between be1
See Exhibits f-s
9.
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-56-
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-I A-
SECTION V
PUBLIC FACILITIES AND PHASING
0
General
It is the intent of the amended Master Plan to insure that
adequate levels of all public facilities are available to Lake
Calavera Hills as the individual villages develop.
An attempt has been made by Lake Calavera Hills Associates
to assess the future public facilities needs of the development
and adequate land area has been allocated for future public fac
ities use. It is, however, a decision to be made in the futurc
by the City of Carlsbad as to the desirability and timing for
such facilities to be built.
No land dedication other than that shown for public parks,
arterial streets and reserved locations for schools presently
shown in the Master Plan is contemplated by Lake Calavera Hill:
Upon determination of the need for a specific public facility,
sites will be made available for acquisition by the City of Cai
from Lake Calavera Hills Associates.
Streets
@
The exact location and precise alignmer-t of major arteria:
streets (Elm, Tamarack and College) is impossible during the
Master Plan stage due to the general topography of the Master I
area. During development, the precise alignment of these artei
is subject to further engineering studies which may require mil
modification of present alignments. Precise alignment will be
controlled by the City Engineer through tentative and final ma]
recordations and approvals.
Water ___
Present supply reaches the project by the 27 inch Squires
Dam Transmission Line, the 20 inch El Camino Real Transmission
Main and two 14 inch feeder lines which are fed off the El Cam
Real Main. All of these lines are in place and operating pres
including a 100,000 gallon booster station storage tank and th
@
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0
e
main one million gallon storage tank (elevation 456') at the
northerly terminous of the 14" feeder which bisects the project
The Tri-Agency Pipeline will provide high pressure water I
0
within the project area for future supply. The present plan
approved by CMWD will supply 20 cubic feet per second to flow
westerly to the project area.
By agreement with CMWD, all water improvements will be pa
for by the developer as each village is built, the exception bt
transport lines (mains) which are included in the Tri-Agency
Pipeline proposal and will be paid for by the district which WJ
then be reimbursed by all the users of the District 3 system.
A report has been prepared by Woodside/'Kubota & Associate:
Inc. entitled "Master Plan for Public Water System Improvement
District No. 3 North and East of El Camino Real", dated July, 1
and has been included in the technical supplement to this Mastc
Plan Amendment.
Sewer
0
--_
Current practice in the City of Carlsbad indicates the En(
Treatment Facility as the primary source of sewage treatment ar
it would be desirable for Lake Calavera Hills to be serviced b:
this facility. But, because of the restricted capacity at the
Encina Treatment Facility and the orobability that it will coni
for a long period of time (5 years+), Lake Calavera Hills propc
that a separate district be formed and a500,000 gallon waste WE
reclamation facility be constructed to service the planned corn
using Alternative #9 of the Lowry & Associates Feasibility Stuc
(see technical supplement). In addition to the system proposec
Alternative #9, Lake Calavera Hills plans to reclaim water thrc
the use of wells at the north property line for redistribution
use throughout the project for agricultural and irrigation pur-
poses.
A suitable location for the satellite plant to serve the
Lake Calavera Hills project is available within the master-plai
area (See Exhibit G). It is the intent of Lake Calavera Hills
0
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r-~-~~ ~~~ ___ ~. ~~ ___. ~~~~~__ .~ _~___~ ~~~~ ~ ~~~~~~~~~ ~~~
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-67-
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~~~~~~~ ~~ ~ ___. ~__ . - ~___~ L. ~ ~ ~ ~ ~~ ~~~~ ~ - . ~
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build this plant provided that it is located within the boundar
of the Lake Calavera Hills property. The facility will be buil 0 at no cost to the City of Carlsbad and will then be turned over
to the City under a reimbursement agreement for the purpose of
repaying Lake Calavera Hills through the normal collection of s
hook-up fees for the cost of the facility (most of these fees
will be paid through the future development and build out of La
Calavera Hills). The proposed waste water reclamation facility
will be designed with the potential for exparision in the event
that the City of Carlsbad should determine that additional
capacity be made available to other areas of Northeast Carlsbad
Solid Waste -__
Solid waste from Lake Calavera Hills is collected and displ
at the county-operated land fill facilities. McDougal Sanitati
has indicated that it has adequate capacity to meet the anticip;
demands of the proposed Lake Calavera Hills communities. Phasec
solid waste demands are given in the accompanying table. a Gas & Electric
The San Diego Gas & Electric Company will distribute natur;
gas and electricity to the Lake Calavera Hills areas. The futu:
power demands of Lake Calavera Hills are within the long-range
capacities of San Diego Gas & Electric. Phased energy demands
are given in the accompanying table. All utilities including pi
visions for cable television shall be placed underground.
Schools
Lake Calavera Hills is currently served by the Carlsbad
Unified School District. Lake Calavera Hills shall comply with
the City of Carlsbad's public facilities policy by assuring con-
tinued cooperation with its School District by the setting asid<
of such land as may be necessary to meet the needs of the Schooi
District. (see Land Use Section for specific sites) To meet the
term need for educational facilities of the Lake Calavera Hills
ment, Lake Calavera Hills Associates has proposed a payment to t
School District of a fee which would provide relocatable classrc
the District use. Alternately, Lake Calavera Hills Associates I:
proposed purchasing the classrooms, preparing the sites for the:
use and leasing the facilities to the School District.
C;R
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in a w o ammi e e 040 0 0 m W m Pent rl ID ON ON ?--I-- . . I. . . . . . rdlcurimio IN 7lIDDCorl e NCo02 r.
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Public Transit
Lake Calavera Hills will adhere to the policies of the Cit
of Carlsbad as stated in the Circulation Element regarding pub1
transit. It is contemplated that the area will be serviced by
North County Transit Authority as is the entirety of the City c
Carlsbad.
Flood Control
0
The provision of storm drainage facilities throughout the
Lake Calavera Hills Master Plan area is necessary to avoid pote
flooding. The general drainage basin for flood water dispersal
would be to Agua Hedionda Lagoon and its collecting system.
Lake Calavera Hills shall meet all requirements of the Sar
Diego County Department of Sanitation and Flood Control and the
City of Carlsbaci in providing flood control facilities to neigl
borhoods as they are developed within the Master Plan.
General Government _-
The need for additional police, fire and library facilitic
for Lake Calavera Hills is a future possibility. The determin;
of timing and location of these facilities will involve a deci:
by the City of Carlsbad as to their need. Lake Calavera Hills
Associates will make available sites for acquisition by the Cil
of Carlsbad for public facilities as their need Is determined.
0
PHASING
The development of Lake Calavera Hills is expected to occi
over a ten to twelve year period. No plan can project the prec
sequence in which the various villages will be constructed. PI
will be sensitive to the issues of prevailing market condition
as well as City requirements. Development of units within eac
may overlap depending on current market conditions.
Upon completion of the individual villages, and subject t
acceptance by the City, streets, adjacent open space areas, pa
school sites and utilities will be dedicated to the proper age
in conformance with the final map approval of that village. 0
-70-
PHASING SCHEDULE - ___-__
(Exhibit H)
Single Multi- Total School Streets
Village Fm. Fm. D.U. Corn. Site Park & Util.
0
PHASE I
A X Tamarack
B 282 Tamarack
D 298 Tamarack
F x Elm
G 150 Tam. /Elm
H 33 Tam. /Elm I 42 Elm J 260 Elm
C 117 n/a
E X n/a
K ($1 __ 214 Elm -
Subtotal 5 07 889 1,396
PRXE I1 -__
K (4) 214 Elm
L 243 n/a
M x n/a N X n/a
0 221 n/a P 460 College
- - College
a
Q 52
Subtotal 681 509 1,190
PHASE I11
R 273 College
S x College
T 210 College
U 27 College
V 151 College
lil 116 College
X 34 College
Y X College z-1 30 College z- 2 25 College 2-3 (SDG&E Easement j - -
866 Subtotal 866 __
TOTAL 2,054 1,398 3,452
1/ Determined by Carlsbad Unified School District 2/ - Determined by Carlsbad Parks and Recreation Department
* Tentative
I)
-71-
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SECTION VI
COMMUNITY IDENTIFICATION AND SIGN PROGRAM e Other than as specifically requested In Section VI,
Lake Calavera Hills plans to have an integrated and
controlled signing program consistent with the City ordinances.
It is planned for community entrance signs to be located where
Tamarack Avenue, Elm Avenue and College Avenue enter the mastel
planned areas.
Design Motif -___
All signs as nearly as possible wi1.1 be done on board:
representing the shape of the planned community.
EXAMPLE :
a
All directional and information signs will be done in
the same color motif as the permanent community entrance indic
Background: Light Sand
Lettering: Dark Brown, Green or B1
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Location of Permanent Community Entrance Signs
Each entry to the property on the arterial streets Of
Tamarack, Elm and College Avenues shall have a community identi-
ficat )<)I) sign.
EXAMPLE :
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Directional and Information Signs
Except where specifically requested, the sign Program for * Lake Calavera Hills will be in accord with the sign program
ordinance of the City of Carlsbad. Directional and informatio
signs will be controlled by the Architectural Control Committe
Information and directional signs will be allowed during thc
sales programs on all collector streets. These signs for each
village development shall be allowed to identify itself with a
entrance sign of a permanent nature.
These signs shall be approved by the Architectural Control
Committee and shall conform to the architecture and landscapinc
plan of the community as determined by the Committee.
Directional and information sign will be uniform in construc
tion, colors and lettering to provide a neat and orderly appea:
ance throughout the development.
Yearly renewals of permission by developers to use directiol
@ and information signing must be sought and approved by the
Architectural Control Committee as well as the City of Carlbad
Flagging of sales and marketing areas (model homes) shall bc
allowed if approved as to color, height and size by the Archi-
tectural Control Committee.
Size and Type of Temporary Directional and Information Signs
All directional and information signs shall have the appear;
of "permanency" and shall be no less in size than 24" x 36" or
larger than 36" x 60".
Said signs shall not be closer than one every 100 yards a101
the right-of-way. At all times these signs shall be maintainec
in good "bright" condition.
The final design of these interim construction period signs
shall blend with the general architectural and landscape plan 3) of Lake Calavera Hills.
-78-
EXAMPLE :
e k Po " 34
This type of sign shall not exceed 25 in number at any time
for any one subdivision under construction within Lake Calaver
Hills. Permission and use of same shall be by authorization c
the Architectural Control Committee.
The number, location, content and color of these signs
shall be controlled by the Architectural Control Committee and
approval prior to submission to the City of Carlsbad shall be
required.
a
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MASTER PLAN
PLAN MAP LAKE CALAVERA i-lILLS
C A RLSBAD, C A LIFO G NIA
PLilhN NC
e
CALAVCRA PROPERTIES INC ENVIROMETRICS DEVELOPMENT P ANN NG INC
8550 GARDEN GPOVE BOULEVARD MCABE EffiINEtHliG INC
GARDEN GROVE CALIFORNIA 92644
TELEPHONE 714 534 7490 TEL 714 442 1681
*I" 'NChIIRIIC
607 ALDWYCH ROAD EL CAJON CALIFORNIA 92020
LtGInO
r @-I LLLYINIAIV
LOCAl MII
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ADDITIONAL TECHNICAL DATA
PARKS, OPEN SPACE, & MAINTENANCE ON
(SECTION IV)
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LIST OF STUDIES PERFORMED
FOR LAKE CALAVERA HILLS AND
SUBMITTED TO THE CITY OF CARLSBAD
a ___ TITLE DATE PERFORMED BY
1. Master Plan-l50/EIR 9/3 0/7 3 Envirometric Developen
Flaming, Inc.
2. Market Feasibility Study 7/2/7 6 Development Dimensions
('Prac t 7 6-12 ) Research
3. EIR (Tract 76-12) 9/2 0/7 6 RECON
4. CC & R's * 11/76 Ibtan & Tucker
5. Open Space Maintenance 12/76 3utan & Tucker Alternatives *
6. Soil & Geologic Investigation 1/28/77 SGT Consultants (Tract 7 6-12 )
7. Market Feasibility Update 1/7 7 Ashley Econcmic Service (Tract 76-12)
8. Market Feasibility Update 3/7 7 Lake Calavera Hills Ass
(Tract 76-12)
9. First Master Plan Amendment Draft 3/77 Lake Cdavera Hills As:
10. Consideration in Sewage Handling 4/7 7 Lowry & Associates e
Facilities for Lake Calavera Hills*
11. Preliminary Percolation Testing 5/6/77 Irvine Soils & Engineer for Effluent Percolation Ponds *
12. Hydrq-eolqic Study * 6/2 1/7 7 Irvine Soils & Engineel
13. Geohydrologic Study for Wateer 9/13/77 Irvine Soils & Engine=
Reclamation Project *
14. Draft EIR (Master Plan) 7/19/77 City of Carslbad, RECOP
15. Master Plan for public Water 7/7 7 Woodside, Kwta
System Improvement District #3
North and East of El Camino Real*
16. Fiscal Impact Report a/7 7 Levander, Partridge, AI
17. Parks and Open Space Eleiint 8/19/77 The Peridia Group
18. L%ster Plan Amendment 10/77 Lake Calavera Hills As:
19. Revised Master Plan Amenchent 12/77 Lake Calavera Hills As:
* Technical Supplement on File with Planning Department
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NOISE ATTENUATION
Noise is an increasing problem particularly in suburban areas.
Acoustical experts call noise invisible pollution. They have I
us that noise has increased to the point of threatening human 1 ness and health.
The Master Plan for Lake Calavera Hills intends to provide and
tain a healthy acoustic environment for all residents.
Land uses relate to noise in two ways. They can be particular1 sensitive to excessive noise levels or they can generate noise
excessive for surrounding laEd uses.
This project proposes resildences, schools, libraries, parks, ar
churches, which are noise sensitive. The primary noise generat
offroad vehicle noise, construction noise, and active parks.
Planning measures to mitigate noise generation and minimize noi effect on noise sensitive land uses are discussed in the Amendc
Master Plan. This section will discuss proposed methods of att
uating sound in the plan execution.
Sound energy from a source usually spreads out and never returr to the source. Sound will be dissipated in transmission. Sour waves can be absorbed, reflected, deflected, or refracted when meet a barrier or change of medium. Sound can be partially dir
ished by multiple reflectilon to produce reverberant sound.
Outdoor sounds are usually attenuated or reduced in intensity I
reaching the receiver. Basically, attenuation is of two types
first of these is normal attenuation due to distance. The secc excess attenuation resulting frcm the introduction of elements barriers between the sound source and the receiver.
Normal attenuation occurs as the sound travels over a distance.
is partially absorbed by the air and partially absorbed by the
ground. Maximizing distances from noise generators and set-bac will accomplish this.
Factors contributing to the reduction of sound through excess t uation are climatic conditions, and the introduction of element
between the sound source and the receiver. Climatic condition:
have an affect on sound attenuation in that sound as it travel: be modified and the rate of attenuation changed by wind and ter
expected to affect Lake Calavera Hills are highway and street r
@
e ature.
-82-
Elements introduced between the sound source and the receiver r
duce sound by absorption, deflection, reflecrion, and defractio
of sound waves.
Absorption takes place when an element receives the sound waves
entraps or absorbs them, converting the sound into other energy forms and, ultimately, heat.
Deflection is accomplished by introducing an element which caus
the noise to be bounced away from a recipient into an area or
direction less offensive to the hearer.
Reflection causes the sound to be reflected toward its source, shielding the receptor from offense.
Refraction occurs when acoustical energy is dissipated, diffuse
by turbulence and gusty winds; and sound shadows may be produce upwind of noise sources.
Masking while not actually a form of attenuation, occurs when '
sound is introduced to override upleasent or undesirable noise.
example piped-in music in offices is a form of masking unpleas2 undesirable sound.
In order to attenuate sound, combinations of grade changes, slc plantings, walls and architectural elements will be employed tc
reflect, deflect, refract and msk sound. Examples of possible
installations are shown in Exhibits t through x.
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or dispersed by striking a rough surface. Sound is also disber
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-86-
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MAINTENANCE REQUIREMENTS
A. Planting
1. Frequent and close mowing throughout the summer may reliev
the necessity of fall thatch removal in Bermuda lawn.
2. Aerate with suitable equipment if Bermuda lawn shows signs
both directions. compaction. Use 1/2 to 1" spoons at full depth. Aerify i
3. Cultivate only where needed to improve the appearance of tr
4. Maintain a basin around each plant as large around as the 1
planting bed (Do not cultivate as a means of weed control)
itself and 3" to 4" deep.
5. Maintain mulches of fallen leaves and city supplied chippii
from its tree maintenance program to help eliminate need o
cultivation and weed control.
6. Street trees in cut-outs - replace or repair tree ties and
and add top soil beneath cover if necessary to correct set
7. Train and guy espaliers and vines.
8. Prune groundcover around light fixtures.
9. Frequently hose off plant foliage to remove dust and grime
B. Sprinklers
1. Maintain heads at proper height, adjust and clean as neces:
2. Adjust risers as plant material grows up and affects perfo-
e
of sprinklers.
3. Replace or repair damaged heads and/or risers.
4. Check automatic controllers and valves periodically for ma
functions.
5, Periodically, when irrigation system is on, check that all arc functioning properly.
C. Miscellaneous
1. Clean walks and paved areas. Avoid washing into planted a water will carry grease and soil off a paved surface and m
damage plants and soil.
I *
-87-
@ 2. Repair damaged or broken landscape lighting fixtures.
3. Trash removal in planting areas is very important for appe
and because insect and disease organisms live and multiply
trash which accumulates at the base of the plant.
I)
*
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PERENNILBLS & ANNUALS
A. Perennials
1. Cut back severely once a year (time). At this time fex lize, soil condition and mulch.
2. Fertilize lightly each month during blooming season wit Gro-Rite 6-10-4 or equal.
3. Thin periodically and remove dead flower heads, leaves, etc.
B. Annuals
1. Chmge three (3) times per year.
2. Time of Planting.
During May for summer color
During August for fa11 color
During January for spring color
Fertilize lightly each month during the growing season
Gro-Rite 6-10-4 or equal.
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3.
4. Deep watering.
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PRUNING OR TRIMMING
A. General - Remove all d.ead plant foliage; broken, dead or d seased branches by the use of a sharp pair of garden pruni
shears. Remove completely to the end of stalk and base of
trunk or main stem - leave no stumps.
B. Street Trees - Remove low branches that could interfere wi
pedestrian or vehicular traffic. Eliminate V-shaped crotc and branches growing toward center of tree. Annual winter
pruning should be done by qualified tree pruner.
C. Crotch Cutting - Make clean, smooth cuts parallel and as c
to the main trunk as Flossible. Leave no stubs as they ten invite decay or infection. Limbs of considerable weight s be undercut and top cut before the parallel cut is made; prevents splitting and stripping bark from the tree. Trea
cuts over 1" in diameter with tree seal material.
D. Miscellaneous
Prune Deciduous trees in February.
Thin out shrubs as needed during October.
0
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WEED CONTROL
A. To control blade grass in dichondra lami or broadleaf grou
cover -
Use Dow-Yon
B. To control broadleaf weeds in bemda lawn -
Use 2-4-d; 2,4,5,-7 (do not water for a day or two after a.pplication) .
C. To control broadleaf weeds in dichondra or blade grass wee(
bermuda lawn -
Use hand weeding or spot application of Dow-Pon or 2-4-D; :
D. To control weeds in walks, gravel, concrete cracks, etc., .
Use same as C. above at stronger rates. 0 E. General Information
1. Avoid shallow watering - most weeds come with shallow t
2. Weeds to be removed by hand should be pulled when soil moist.
3. In shrubbery or groundcover areas, spot treat and/or ht
weed only.
4. Follow manufacturers directions I
9
-91-
FERTILIZING
A. Fertilize when soil is moist. e
B. Irrigate immediately after fertilizing with either dry or liquid materials.
C. Do not overwater plant beds for excessive water will leach fertilizer materials down below the root zone, wasting wat and fertilizer.
D. Do not use bargain manures or peat moss materials. Improp composed manures may contain weed seeds, debris or toxic c
icals and certain low grade peat moss will have a high "sa content, toxic to plants.
Do not attempt to "catch-up" on your fertilizer program by
creasing the recommended application rate. Too much ferti will kill or severely set the plants back in growth.
E.
G. NOTES
1. Bermuda Lawn
a. Mow once a week. Use reel type mower. Remove cli
b. Remove thatch by verticutting or renovating (follo pings and edge after each mowing. e by fertilization).
2. Watering
a. Dichondra areas to receive more frequent watering
b. Thoroughly water after conditioning, fertilizing a
c. Adjust hose bibb in street tree-cut-outs for soaki
d. Do not overwater pots. Allow soil to become almos
(especially during summer).
or mulching.
type watering.
(but not to the point where the plant wilts). Gen
water once every ten (10) days,
4. Apply fertilizer to trees by means of holes at 2' apar
5. Caution: Keep chemicals off of concrete surfaces; it
1% to 2' deep throughout area of dripline.
to stain.
6. Pot Draining
Use a dip stick to determine if pot needs draining.
7. Approved equals of above brands may be used. 0
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IRRIGATION
1)
A. To determine if enough water is being applied: Digging bc and after watering (a steel rod soil tube or something sir
will do) to determine water penetration depth,
Amount of water penetration should be:
8" to 10'' deep for lawn areas
6" deep for most low ground cover plants
6" to 10" deep for small shrubs
18" to 24" deep for large shrubs and small trees
Large shrubs and bigger trees require deeper and less frec watering (due to depth of their roots).
B. To determine if soil is too dry or wet: Usually soil is c
in color when wet and it can be formed into a loose ball tr
squeezed in your hand. When too dry, soil will not form i and falls apart very easily. e
C. To Water:
1. Automatic
a. Determine (manually) amount of water, timing and 1
vals between watering to achieve the required dept tration. Turn irrigation on and let it run until penetration is achieved or until water puddles. Y system off and let water soak into soil. Repeat g as necessary to determine water penetration depth.
water run off and check shady areas so as not to c
b. Schedule watering cycle at the controller on a daj
time basis.
2. Manual
Determine the amount of water required to water to the
quired depth (follow steps as described above). Regul the watering program by the intervals between irrigatj
a
-94-
e D. Deep Watering
q. Hose deep water trees and larger shrubs (24" min. pene- tration - deeper for larger trees). Larger trees requj less frequent watering due to the depth of their root E
Use of a deep watering wand may be required, especially 2. existing and large specimen trees.
E. Additional Information
1. Due to weather condition and time of year, repeat procc described above at different times throughout the year.
2. During periods of warm weather, the intervals between watering will be shorter; when weather turns cool, the time between watering will get longer.
or after it starts to cool in the afternoon.
3. Watering should be done before it becomes hot in the mc
4, For more efficient irrigation, the use of a tensiometer
override the automatic system is recommended.
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ENVIROMETRICS DEVELOPMENT PLANNING, INC.
8140 PASEO DEL OCAS0
LA JOLIA, CA. 92037
(714) 489-6167
5670 WlLSHlRl
LOS ANGELES.
(213) 935-52C
I EOP-
September 30, 1973
Mr. Robert L. Farrow, President Calavera Properties, Inc.
8550 Garden Grove Boulevard
Garden Grove, California 92642
Re: Lake Calavera Hills
Dear Mr. Farrow:
In accordance with your instructions, we are pleased to sd
a Master Plan for the development of Lake Calavera Hills, Car lsbad , California .
The content of the Master Plan is set forth in two accompai
reports:
1. Survey and Analysis of relevant geographic,
demographic, housing and economic factors affecting the development potential of the
Lake Calavera Hills Property; and
2. A Master Plan report on the Particulars and
Proposals of the plan, supported by An Environ-
mental Impact Report on the development
proposed under the Master Plan.
These proposals have been prepared for submission to the C
of Carlsbad in order to secure approval for the developmen
the provisions of Title 21, Zoning Code - Planned Communit Zone, and in accordance with the General Plan for the City
Carlsbad.
In preparing the Master Plan and Environmental Impact Rep0 we have been concerned to respect Carlsbad's community goa
policies and objectives, and to prepare a plan which seeks maximize the human use and enjoyment of the future communi Lake Calavera Hills.
Sincerely,
d%+ h&
Jeffrey Holland, President
ENVIROMETRICS DEVELOPMENT PLANNING, INC.
Introduction
This report on "Survey and Analysis" is an integral
of the accompanying Master Plan proposals for Lake Calai
Hills, Carlsbad, California. The property comprises 80(
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acres of undeveloped land situate between State Highway
and El Camino Real, and located in the geographic cente.
a statistical unit Census Tract 198 in San Diego County
The compilation of this report on Survey and Analy
is designed to provide a factual basis upon which the L
Calavera Hills Master Plan proposals can be evaluated i
the context of the key growth parameters for the Carlsb
Subregion.
location of the property, trends in population growth a
change, the dynamics of the housing component in terms
supply, demand and need and a profile of leading econon
indicators which include, employment growth and change,
wage and income patterns, specific industry groups and
retail trade.
These parameters include, the geopolitical
The essential quality of the proposed Lake Calave~
Hills Master Plan is to create an expression of urban j
which provides for a residential community of 4,200 fa1
together with supporting cultural services and amenitii
The form and function of the proposed development is tl
create a series of housing clusters orientated around
Village Center complex and interspersed with scenic
corridors which provide a linkage with the proposed La
Calavera Regional Park.
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CALIFORNIA- SP
’9.5 MINUTE SERIEZ
‘C. - ,fins. y, -‘~-y-----w
NE/4 OCEANS!DE LE
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LOCATION ANALYS
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LAKE CALAVEZA U\LL4
CnELLBAD 5UbRt\oN
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Location Analysis
The purpose of this section is to identify and describe
the 800 acre Lake Calavera Hills property in terms of its
geopolitical location. The elements to be considered will i.
its relationship to the Carlsbad Subregional Area and to the
urbanizing areas of the City of Carlsbad, and its potential
holding capacity as an integral part of a logical growth are
for the City.
The Statistical Planning Area for this study contains s
Census Tracts which together comprise the Carlsbad Subregion
Area (hereafter SRA). This subregion, in turn, forms an imp
element in the North County Major Statistical Area (herafter
MSA). As will be seen from the accompanying location map an
from the supporting tabular data, the SRA contains an area o
25,566 acres 3f which 14,450 acres or 56,s percent is incorp
within the limits of the City of Carlsbad.
In 1970, 10,424 people or 69.7 percent of the total
population of the City of Carlsbad resided in three small Ce
Tracts (178.01, 179 and 180), which together contain 2,054 a
or 13.2 percent of the incorporated area. This population d
tribution, therefore, reflects an overall density of five pe
per acre or 3,200 persons per square mile. The balance of t
City's population (4,520 persons) was distributed throughoL
the remaining three census tracts which makeup the Subregior
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The Carlsbad Subregional Area includes Census Tracts 178.01
178.02, 179, 180, 198 and 200.03 for a total of 25,566 acre
of which 14,450 acres are incorporated in Carlsbad and 11,l acres are unincorporated. An additional 1,045 acres of Cal bad's lands are within Census Tract 171, in the adjoining
San Dieguito Subregional Area.
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Census tract 198 wherein the Lake Calavera Hills prope
is located, lies immediately to the east of the three censu, 1 tracts which contained the original urbanized areas of the
City of Carlsbad. Census tract 198 contains 6,623 acres,
which, 2,944 acres are within the City limits, and the bala
is unincorporated. The tract is bounded by the cities of
Oceanside and Vista on the North and by San Marcos on the E 1 and Southeast. The Lake Calavera Hills property comprises
percent of Census tract 198; a census tract which is strate
linked to Carlsbad's future growth.
As ill, il-a,;d in the foregoing section, the historical
pattern of urban growth in Carlsbad's inner census tracts h
produced an overall density of five persons per acre. And
as will be observed from a subsequent section on "Populatio
in order to obtain a forecast population of about 85,000 by
the year 1995 it will be necessary to plan for an overall d
of between 3.3 and 5.7 persons to the acre .Zzr the entire I Subregional area. Note: The overall density is now only
1
This range will be dependent upon many variables which incl
future annexation policy, city and county policy as regards
optimal densities for developing areas, and the potential f
redevelopment of blighted urban areas. Additionally, it w
necessary to consider a wide range of physical and socio-ec
determinants which affect land use and optimal carrying cap
Coupled with these considerations are important questions w
relate to environmental issues and the consumption of limit
resources, over time.
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Typically, about 40 percent of urban land goes for 1 residential purposes and in these circumstances an overall
density of five persons to the acre will necessitate a gro:
residential density of at least 12.5 persons per acre. I
attempting to obtain a first estimate of holding capacity
for the Carlsbad Subregion, it will be recognized that got
all lands will have an optimal development potential.
Extensive areas within the subregion will be withdrawn fro1
development for a number of reasons. These include, envir
mental factors which limit use; ownership considerations w
preclude land coming on the market; the location of commun
facilities, public utilities and transportation networks;
and existing patterns of settlement whic:h cannot be distur
in terms of residential density.
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In addition to the factors cited in the foregoing the
are many compelling reasons which indicate that a desirabl
expression of urban land form for Carlsbad will not necess
be secured by adherance to a low density profile. The hig
price of land and construction, and the high cost of trans
tion and in extending lines of communications and essentia
services have compounded the problem of providing new hous
within a price range which most people can afford.
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Recognizing the intricate nature of urhan yrowt51 dyna
and of land use interdependencies, it will now be approp
to examine the development potential for the Lake Calavera
Hills property in the context of emerging growth trends for
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the Carlsbad Subregion in order to establish an optimum
density range for the land which is consistent with:
(a) The goals and objectives of the City of
Carlsbad;
(b) The forecast demand for urban land; and
(c) Optimal conditions for a Planned Community
for the Calavera Hills property.
In order to establish the development potential for 1 the Ranch it, therefore, will be necessary to:
(1) Examine a series of factors affecting development which include detailed population forecasts for the Subregion,
historical annexation practices, housing trends, leading indicators of economic growth in terms of retail and wholesale
trade, services, manufacturing and employment; and
Develop Concept Master Plans which take into account the orderly and economic
development of the land consistent with
prevailing trends and conditions which
in turn are influenced by commlunity goals
and objectives.
The significance and magnitude of the Lake Calavera
(2)
1 property is that, it contains a major land holding which i:
ripe for development. The site is within the immediate spl
of influence of Carlsbad's Central Business District and i,
adjacent to the dynamic El Camino Plaza Regional Center. '
property is centrally located within Census Tract 198 whicl
contains developable lands which are needed to reinforce t.
vigor of North Carlsbad. The property is strategically 101
to provide efficient linkages for the City's circulation SI
tieing in with State Route 78 to the North and El Camino RI
to the West and South via the proposed Elm Avenue and Kell:
Drive Extension.
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POPULATION
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TABLE OF CONTENTS
Pag
P A Introduction
B Population and Size of City. P
....................
............
C Annexation and Growth. ............... P
E Future Population. ................. P
D Population Distribution and Density. P ........
F Population Characteristics P:
G Income Characteristics ............... P.
H
.............
Summary of Concluslons ............... P
POPULATION
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A. Introduction
This section of the report will consider changes in t
size and the distribution, density and socio-economic char
istics of the population in the Carlsbad Subregional area
within the City of Carlsbad, The purpose of this analysis 1 to produce a reasonably accurate estimate of current trend
of population growth and change, and the implications thes
trends might have for the future development of the Lake
Calavera Ranch property.
E. Population and Size
Figure P1 indicates the rate of growth for Carlsbad
the ten communities which comprise the North County Major
Statistical Area. In the period 1960-1970, the growth rat1
for the City of Carlsbad was 4.9 percent: Annual Average In
This growth rate was somewhat slower than that evidenc
for the Decade 1950-1960 wherein the City produced an AAI
7.8 percent. It is, however, nearly double the County groa
Since the period of the 1970 Census; the City has cont:
to grow at a rate of 4.9 percent per annum. However, thert
are leading indicators which suggest that this growth rate
be accelerated in the coming decade.
C.
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Annexation and Growth ;I The history of annexation shows that the original ~OUI
of the City in 1952 contained 4,780 acres and a population
approximately the same number. By 1960 the boundaries of t
City had heen extended only by 481 acres or 10 percent whei t
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FIGURE! P1
POPULATION CHANGE NORTH COUNTY
MSA AND SAN DIEGO COUNTY 1960-1970
19 70 1960-1970 Changt No. Percen.
49.4 f Escondido 29,838 50,821 20,983 70.3
San Marcos 3,243 6,059 2,816 86.8
San Deiguito 19,042 26,023 6,981 36.7
CARLSBAD 9,963 16,283 6,320 63.4
54.0 Oceanside 27,070 41,688 14,618
25,928 32,861 6,933 26.7
37.9
MSA 1960
North County 147,468 220,326 72,858
1 Pendleton
Fa1 lbrook 8,728 12,038 3, 310
Vista 20,234 29,479 9,245 45.7
Valley Center 2,316 3,488 1,172 50.6
1,586 480 43.4 Pauma 1,106
Total County 1,033,011 1,357,854 324,843 31.4
Source: U.S. Census of Population, 1960 and 1970.
Note: During the period 1960-1970, the North County MSA inc as a percentage of Total County Population from 14.2
points. It was the second fastest growth area, eXceE
by the North City MSA which reflected an increase frc
17.0 percent of the County's population to 21.2 perm
an increase of 4.2 percent. As will be noted within
North 2ounty MSA, the Carlsbad Subregion reflected a
tion incriase of 63.4 percent which was the third hi2
increase among the ten communities encompassed by the
San Marcos with 86.8 percent, and Escondido with 70.:
cent were the only cities which reflected a 9reater c
cent to 16.2 percent, an increase of two whole percer
P2
population had almost doubled to 9,253. Sy 1970, the size
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the incorporated areas had increased from 5,261 acres to 7,
acres or 39 percent while the population increased from 9,2
to 14,944 for a 61 percent increase. From these data and f
Figure P2, it can be seen that by 1970 the City had tripled
its original base population and only doubled its land areE
However, recognizing the impetus for growth in the No1
County MSA and, indeed, for the Carlsbad Subregion, the Cit
has recently embarked on an expanded program of annexation,
Thus, between August 1969 and July 1973, an additional 7,41
f
1 acres has been added. It is noted that, the Post 1970 Cei 1 annexations to Carlsbad essentially comprise major annexat:
in the Southern portio:n of Census Tract 178.02 and in Censi
Tract 200.03 located in the Southeast section of the Subrec
These annexations are to accommodate major planned communi
of upper-middle income families. In addition, there have
a number of ad hoc annexations elsewhere in the Subregion.
The general location of growth areas is shown on the accom
Annexation Map.
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This prudent policy of providing the City with suitabl
areas for expansion and growth will ensure Carlsbad the
necessary flexibility to keep pace with trends evidenced i
other important centers in the region and economic resourc
consistent with its needs. Having regard to the growth ps
of contiguous areas such as Oceanside, Vista and San Marcc
and recent intention in San Dieguito to annex most of the
Dieguito Subregional Area it seems evident that Carlsbad :
'Note: The 1972 annexation (2.12) included 1,045 acres wl
located in Census Tract 171 within the San Dieguito Subrc
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FIGURE P2
HISTORY OF ANNEXATION: CARLSBAD
1952 TO 1973
sq Are a Miles Acres
Original City 16.0 July, 1952 7.47 4,780.8
South Carlsbad 1.1 Aug. 20, 1957 0.09 59.0
South Carlsbad
(Road Alignment) 1.2 Dec. 17, 1953
East Carlsbad 2.1 July 15, 1959 0.66 422.4C
East Carlsbad 2.7 July 20, 1961 0.05 33.5
East Carlsbad 2.2 Aug. 20, 1962 1.45 930.3f
East Carlsbad 2.3 Sept. 19, 1963 0.45 292.5' I East Carlsbad 2.4 Dec. 26, 1963 0.23 147.3'
300.0 South Carlsbad 1.4 Dec. 31, 1963 0.47
South Carlsbad 1.5 Sept. 8, 1964 0.02 10.7
East Carlsbad 2.5 Feb. 16, 1967 0.01 2.9
East Carlsbad 2.6 April 20, 1967 0.63 401. C
Pacific Vista 2.8 July 17, 1968 0.001 0.E
East Carlsbad 2.9 Aug. 15, 1969 0.143 92.(
1. Total Aug. 15, 1969 11.441 7,322. 1 2. Total July 1, 1971 12.084 7,810.
3. Total Jan. 1, 1973 21.364 13,672.
4. Total July 2, 1973 23.090 14,777.
5. Total Aug. 7, 1973 24.21 15,494.
1952-1969 - Percent Change 39.7% 1969-1971 - Percent Chz
7/1971-1/1973 - Percent Change 1/1973-8/1973 - Percent 76.8% 13.328 I Note: An additional 445 acres was annexed on August 17,
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eventually incorporate all of the remaining unincorporated
within its own Subregion in order to meet its needs for fut
growth. Several large pockets of unincorporated lands have
been formed by the random nature of annexational boundaries
and it is felt that in the interests of economy and homoger
these pockets usefully could be brought within the municipa
D. Population Distribution and Density
The distribution of population for Carlsbad and its Sx
seen in the distribution of such populatic is most clearly
by Census Tract. I Figure P3 shows the total acreage and population for
the six census tracts which make up the Carlsbad Subregiona
Area. For comparison, these data are also shown for those
of the census tracts which lie within the incorporated area
the City of Carlsbad. As will be observed, in 1970 the Clt
encompassed 56 percent of the total Subregional area and
contained 92 percent of the population within the Subregion
Importantly, three census tracts (178.01, 179 and 180)
contain 2,054 acres or 13.2 percent of the City's land alsc
contain 10,424 persons or 69.7 percent of the City's popula
The remaining census tracts (178.02, 198.00 and 200.03) the
fore contair. 12,395 acres (incorporated) and a 1970 populat
of 4,520. Thus, it can be seen that the necessary land are
to accommodate the expected increase in Carlsbad is essenti
contained within three large census tracts which are presen
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Total Census Tract Incorporated Areas
Total Total Density Total Total Der
Ac POP (PPa) Ac POP (E CT
% No. % No. 9 No. % NO.
178.01 1103 4.3 3719 22.8 3.37 1103 7.4 3719 24.8 3,
178.02 9434 36.9 4097 25.2 0.43 5480?17,0 3620 22.8 0,
179.00 616 2.4 4528 27.8 7.35 616 4.1 4528 30.2 7,
180.00 335 1.3 2177 13.4 6.49 335 2.2 2177 14.5 6
198.00 6663 26.0 1385 8.5 0.20 29441.9.9 1100 7.3 0
- 200.03 7415 29.0 337 2.0 0.04 3972 T!g. 0 --- -0-
2556689.9116243 199.71 2.98 114450 39.6 14944 199.61 3 11
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The density of population by census tracts shows that
two narrow tracts adjacent to the Ocean (179 and 180) have
high overall densities of 7.35 and 6.49 persons to the acr
These figures express a gross residential density of appro
25 persons to the acre and a net residential density of be
45 and 55 2ersons to the acre.
Census Tract 178.01 which is slightly larger in size 1
both 179 and 180 put together, produces an overall density
3.37 persons per acre. It should be noted that this tract
includes areas which are undeveloped. It also includes th
large El Camino Real Plaza Regional Center and adjoining 1
holdings which are to be used for extensions to the region
center.
The three large census tracts (178.02, 198.00 and 200,
produce a density of approximately 0.35 persons per acre.
previously indicated, these tracts are essentially rural ii
character, although it should be noted, extensive developmei
have been approved in respect to large land holdings in eat
of these tracts. The overall 1970 density of population fc
the entire incorporated area of 14,450 acres was 1.0113 pe:
per acre. Thus, it would appear that not only do large lai
areas exist to meet the needs of the future population but
there is a need to closely re-examine the density variable
expressed in terms of overall, gross and net residential dc
for individual census tracts and for the City as a whole.
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E. Future Population
Tke forecast range for population increase for the Cit
of Carlsbad LS shown in Figure P4 . As will be seen, foul
projections are given, of which, two can be considered to 2
''most probab1e"forecasts. These are, the "Medium High" an(
"Possible High" projections to 1995.
The "Medium High" projection reflects the rate of grol
experienced in the Carlsbad Subregional area over the decac
1960-1970. It extrapolates an average annual increase of
five percent which will produce a population of 50,000 by
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The "Possible High" projection is based on the data g
by the Comprehensive Planning 0rganizati.on for San Diego.
forecast using an annual average increase of 7.2 percent w
produce a population of 84,983 by 1995. This rate of inc
approximates that evidenced in Carlsbad in the decade 1950
1960. (These projections, represent a ;!30 percent and a 4
percent increase in Carlsbad's 1970 base population.)
s
t Figure P5 indicates the overall population density w
must be produced to accommodate the planned population to
and 1995. The data is based on the two projections discus
in the foregoing part. The densities given for each time
period are based on two geographically limited areas: I A - The City of Carlsbad 1973 Boundaries; and
B - The Subregional Area Boundaries.
As will be seen, to accommodate a 1995 forecast popul
of 85,000 the existing overall density must be increased n
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1 Population 1960 1970 19 80 1990 -
P ro j e c tions 9,253 14,944
1. Possible Low --- --- 19 , 316 24,969 26
--- --- 22 , 333 33 , 378 40 2. Medium
3. Xedium High --- --e 24,342 39 , 653 5(
4. Possible High --- --- 29 , 950 60 , 028 84
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six times (5.7) if the planned population is to be contained
within the existing city limits, while overall density must be
increased more than three times (3.3) if the entire Subregion
calculated for density purposes. t It w.iI.1 be readily appreciated that different census
tracts will produce a range of densities based on a variety of
environmental 'and urban factors which influence development.
ever, it is equally apparent that, to accommodate a twofold an
possibly fourfold increase in Carlsbad's population over the n
22 years,reali,stic and flexible density standards will be reqi
throughout the entire Subregion.
F. Population Characteristics
1
The population distribution for the school age and el&
1970 is shown in Figure P11. The distribution shows 4,348 E
aged or 29 percent which is slightly higher than the 27 percer
in the 5 - 18 year old group for the County as a whole. The E
1
group 65 years and over in the amount of 1,502 persons represf
10 percent of Carlsbad's population - slightly higher than the
percent County average.
FIGURE P11
POPULATION DISTRIBUTION BY SELECTED AGE
GROUPS, CARLSBAD SUBREGION 1970
Census Tracts 178.01 178.02 179.00 180.00 198.00
Total Population 3,719 4,097 4,528 2,177 1 , 385
Under 18 1 , 450 1,474 1,584 457 609
Over 62 334 532 543 435 96
t About 830 persons or 16 percent of Carlsbad's population
alone, i.e. , as one person households.
P11
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G. Income Characertistics
The 1969 median family income for Carlsbad was $10,434,
which is the second highest among the ten communities in the
North County MSA. However, some disparity is shown in the
level of family income for some sectors and for some segment
e
Of the population. For example, income data by census tract
shows that the 1969 median family income for Census Tracts
179 and 180 was $6,196 and $6,531 respectively, considerably
lower than the City's average figure for family income.
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The 1970 Census shows that in Carlsbad, 274 families ha
an income less than the poverty level, 161 families with an
income less than 75 percent of the poverty level, and 383
families at less than 125 percent of the poverty level. Tht
a total of 818 families or 20.8 percent of all Carlsbad's
families were shown to be close to a poverty level. The
overall distribution of income by census tracts for the
Carlsbad Subregion is shown in Figure P12.
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t H. Summary of Conclusions
The principal conclusion to be drawn from this sectio.
on "Population" is that the City of Carlsbad and the Carlsb
Subregion are likely to see a sustained growth rate of beth
5 and 7 percent annual average increase over the forecast p I The general characteristics of the population are typi
of those of the County as a whole, with a slijhtly higher p
portion of school aged and elderly segments. The rate of n
increase is now 14 per 1,000 and corresponds with the regia
average. However, in-migration is forcing up the percent32 8 school aged population.
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Less than
$2,999
3,000-
3,999
4,000-
4,999
e
5,000-
6,999
7,000-
9,999
10,000- 8 14,999
1 24,999
15,000-
25,000-
49,999
50, GOO
and over
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178.01 178.02 179.00 180.00 198.00 201
28 39 97 65 32
37 31 101 49 11
17 46 129 49 33
99 115 208 89 14
12 3 167 239 67 36
322 291 263 1-86 162
283 309 103 73 66
57 72 -0- 14 3
15 17 -0- 6 -0-
Med Income* 11,668 11,796 s I1 6,196 6,531 11,527 17
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Approximately two-thirds of all the future population
growth within the forecastperiod(1970-1995) will result from
migration into the area. Recent annexation policy by the Ci
of Carlsbad has ensured that there will be an adequate land
resource to provide for the needs of the future population.
The overall consideration of population settlement in the
context of revitalization of existing urban areas and the
orderly planning of new growth areas is being actively
considered as part of the City's updating of the 1966 Gener,
Plan.
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Within the context of the City of Carlsbad' s General
Plan the total population projected for the City and Subreg
can be exhaustively allocated to each of the six census tra
within the Subregion. This allocation procedure can be
accomplished by means of a growth index model which weighs
the probable growth in each census tract and its accessibi
population in the Subregion, to employment centers and in I
of land available for development.
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In general, growth in each of the census tracts may bt
characterized initially by the rapid planned development o
large land holdings followed by steady growth and stabiliz
of new urban areas. Growth within Census Tracts 179 and 1
likely to be less in evidence. These areas presumably wil
benefit from comprehensive plans for redevelopment which i
conservation of beach areas, the provision of parks and 0
spaces and the revitalization of core area housing and the
Central Business District.
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HOUSING
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HOUSING
TABLF, OF CONTENTS
P ac
A Introduction . . . . . . . . . . . . . . . . . . . H
B Goals for Housing. . . . . . . . . . . . . . . . . H
C Characteristics of Growth . . . . . . . . . . . . H
D Urban Expansion. . . . . . . . . . . . . . . . . . H
E Review of Housing Stock. . . . . . . . . . . . . . H
F Trends In New Construction . . . . . . . . . . . . H1
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G Residential Space Consumption. . . . . . . . . . . H1
H Family Income. . . . . . . . . . . . . . . . . . . H1
I Housing Costs and Income . . . . . . . . . . . . . H1
J Housing Need vs Housing Demand . . . . . . . . . . H1
K The Rent Gap . . . . . . . . . . . . . . . . . . . II1
L Family Size and Housing Needs. . . . . . . . . . . H2
M Housing Standards. . . . . . . . . . . . . . . . . H2
N Depreciation in Housing. . . . . . . . . . . . . . H2
0 Age and Condition of Housing . . . . . . . . . . . H2
P Housing Strategies . . . - . - . . - . . . - - . - H2
Q Summary of Conclusions . . . . . . . . . . . . . . H3
R Lake Calavera Hills: Housing Objectives . . . . H3
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HOUSING
A. Introduction
The study of housing is defined as the process by whic
the provision of shelter is accomplished. Shelter means the
provision of safe, sanitary and pleasant housing within a pi
range the occupant can afford to pay. A need for housing cz
be measured by standards of adequacy in t.erms of structural
condition, provision of services , housing density, populatic
density, neighborhood environment, and the like.
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The demand for housing reflects a range of financial
considerations including subsidy costs, interest charges, t'
maintenance costs, etc., which the owner or tenant is willii
to pay. Trends in the housing component are a significant
indicator in assessing Carlsbad's urban f:orm and future pot1
While the City of Carlsbad has continued to attract residen.
in the middle and upper-middle income brackets, like any o
community, it contains families in lower income groups, who
the most part, are inadequately housed.
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I The problem of achieving satisfactory housing for ina
impe housed individuals is a composite of four dimensions:
fections in the housing market which lead to supply/demand
maladjustments; substandard housing conditions; the absence
adequate environmental facilities or conditions; and constr
on consumer choice in terms of housing type, size, location
price.
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I B. Goals for Housiny
In the preparation of the Housing Element to the Gene
Plan, the City of Carlsbad has identified six goals:
1. That all residents of Carlsbad have access to
adequate housing within a price range they can afford.
That current housing problems be met with progra for remedial action without wholesale displaceme 2.
of residents.
That current trends in housing development be understood and problems met with preventive action.
That causes of housing problems be understood by
the community and considered as the primary dete rent to the availability of adequate housing.
That environmental quality be established and
enhanced to provide the necessary amenities and services for the residents of Carlsbad.
That priorities be based on the critical nature
of housing needs as certain people are affected.
3.
4. I
5.
6.
C. Characteristics of Growth
In addition, the Housing Element identifies the chara 8 and problems associated with growth; specifically, spatial
phenomena, and socio-economic interdependencies.
these characteristics and problems are the following:
Typical o
1. Carlssad's growth has attained certain common I characteristics of ''urban sprawl".
I 2. The older part of the City has remained relative
static while population growth has trended easte:
Sporadic subdivision activity has placed a burdei 3. on the provision of essential services.
4. Two housing problem areas are identified which together contain over 12 percent of Carlsbad's
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D. Urban Expansion
The report recommends certain actions with respect to
urban expansion:
1. Preserving geographic and natural resources.
2. Clustering residential unit types (utilization
of P-C Zone).
3. Retaining natural topography.
4. Providing contiguous open-space areas.
5. Encouraging Design Flexibility.
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I Minimize "sprawling" trends by:
1. Increasing density in and around the City core.
2. Concentrating urban functions (i.e., commercial areas, industrial areas, etc.) in distinct areas,
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E, Review of Housing Stock
In 1970 there was some 5,150 housing units in Carlsbi
This number has since been increased to 5,806. Figure H1
shows the age of structures and distribution by tenure. As
be observed, 576 units or 11 percent were built prior to Woi
War 11, and 673 or 13 percent were built during the War Per:
Thus, 24 percent of Carlsbad's housing stock is more than 2!
years old. An additional 1,478 units or 28 percent, are be.
20-25 years old. Exhausting these characteristics by censu!
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tracts we see that Census Tracts 179 and 180 both contain a
incidence of older housing units; 272 and 188 respectively, i
were more than 35 years old in 1972.
From Figdre H2 we can see a marked disparity in the :
value of owner occupied housing units between one census tr
and another. Similarly, ."e can observe the comparative med
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family incomes for the six census tracts which makeup the Carl:
Subregion. It will be noted that in Census Tract 179 there is
marked incidence of low income families, low value housing and
low percentage of owner occupancy. Both Census Tracts 179 and
180 reflect a 1969 median income which is substantially below
median for the City as a whole.
proportion of absentee owners.
Both census tracts show a hig
Not unexpectedly, the inner and older census tracts in
Carlsbad reflect some evidence of congest.ion and deterioration
housing stock. Declining housing conditi.ons have been brought
about in some incidences by minimal property standards and by
economic obsolescence in housing.
At the time of the Census 71.2 percent of Carlsbad's how
was in the form of "one unit" structures., The distribution bl
type of occupancy for each of the census tracts within the Car
bad Subregion is shown in Figure H3. The incidence of ownc
occupancy is substantially less in Census Tracts 179 and 180 I
in all other census tracts.
Vacancy rates of units for sale throughout the City are :
to be very low (2.1 percent) in all cases. Vacancies among r
units, were shown to average 9 percent in 1970. Since the da
the Census, however, there has been a phenomenal surge in bui
activity which will generate a marked increase in the supply
housing.
geared to higher income families with sale
$35,000 for a new house.
In terms of demand this new construction invariably
prices averaging
H4
Occupied Housing
Year
Census Round
Tract Housing Owner Renter
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178.01 1,127 877 213
178.02 1,136 1,026 228
179
180 1,029 245 638
19 8 212 179 26
200.03 269 113 20
1,589 502 1,043
Total 5,362 2,942 2,168
Total Housing - 54.8% 40.4% ' Occupied Units - 57.5% 42.5%
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Vacant
For For Year
Sale Rent Round
15 9 37
19 36 82
1 28 44
1 88 146
7
29 70 136
-- --
65 231 452
2.1% 9.6% 0.8%
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8 FIGURE H4
RESIDENCE IN 1965, CARLSBAD
No. Percen
Total Population
100.0
Same House 4,919 35.6
Different House 8,035 58.2
I Different County 3,701 46. (
5 Years Old & Over 13,791
Same County 4,334 54.c
Same State 1 , 769 47. -
Different State 1,932 52.:
Source: U.S. Census of Population, 1970, Social Characterisl
Table 102.
From these data it will be observed that 35.6 percent o
Carlsbad's population living in 1965 were resident in the sa
house in 1970. Thus, the balance of the population growth CI
ponent or 64.4 percent migrated into the City, moved within
City, or were annexed. Of this total, slightly less than on
half came from outside San Diego County and of this total sl
more than one-half came from outside of California.
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Totals will not add to 100 percent since the balance were e attending college, or were in the Armed Forces or were abrc
1965 or moved and did not report place of residence.
H9
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F. Trends In New Construction
1. Subdivision Activity I The subdivision of land is a leading indicator as to
development trends and construction. In the period 1971-
April 1973, the City approved 44 Tentativle Maps generating 2
tuLal of some 2,400 condominiums, 532 apartments and 1,072
single family lots. While not all of these subdivisions hati
been recorded as final maps, the evidence does indicate a hj
level of subdivision activity.
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A major portion of this subdivision activity is shown
for La Costa in the Southeast sector of the planning area wk
380 condominiums and 384 single family lots have been filed.
The map and summary in the Appendix shows the overall
disposition of subdivision activity in the Post 1970 Census
Period.
2. Building Permits
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In the Post 1970 Census Period between April 1970 and
June 1973, the City of Carlsbad has issued Building Permits
for 2,275 new housing units. Of this total 761 or 33 percer
were for single family dwellings and 1,514 or 67 percent we1
for apartments and condominiums.
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The incidence of construction activity represents an
impressive annual average increase of 12 percent over the C:
1970 housing stock, for a total value of about 60 million dc
The extent of new construction by type of unit is shown in
Figure H5.
H10
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Since 1972 the data has been refined to reflect a
distinction between apartments and condominiums. In the
period January - June 1973, huilding permits were issued for
164 apartment units and 503 condominiums. These housing
data for 1973 indicate a ratio of 1:4, between rental units
and those whick- are intended primarily, although not exclus
for, owner occupancy.
In 1970, the number of "one unit" structures was showr
to be 4,059 or 72.9 percent of the City's housing stock. Ir
the post census period it is interesting to note that the ri
of one-unit structures to multiples
The data for the post census period, indicates that 67 percc
is 1:2 (approximately).
of Carlsbad's new housing is in a form different from the
detached single family dwelling. A preponderance of owner
occupied units will now be built in the form of multi-unit
structures and townhouses.
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The principal conclusion to be drawn from these data .
that while housing in Carlsbad will con1;inue to be predomin,
owner occupied an increasing proportion of owner occupied hc
ing will be in the form of condominiums,, i.e., townhouses, :
multi-unit structures.
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Between 30 - 35 percent of Carlsbad's housing is rentc
As indicated, however, a significant trend is se occupied.
in the increasing proportion of condominium units over the s traditional detached single family dwelling. Indeed, the 011
ratio of "one unit" structures to "multiples" traditionally
2:1, is now being reversed.
of land, labor and construction.
H11
Again, this reflects the high
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G. Residential Space Consumption li Household size and income are the fundamental dimension
affecting individual patterns of consumption. Income specifi
the maximum value of all commodity combinations that can be
purchased, while family composition influences the variations
and substitutions in the preference ranking of these commodil
Thus, the housing consumption function is the outcome (
a set of choices determining the relative priority given to 1
purchase of shelter in relation to other basic necessities o!
life. Normally, the lower the family income the smaller the
amount left over for housing after the necessary purchase of
food and clothing. It is this residual amount that will dett
mine the quantity and quality of residential space demand fo:
low income families.
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Another factor affecting the supply/demand equation fo.
housing is the price of residential space. Normally, at any
income level, there occurs a substitution of quantity as the
of the household grows larger. In Carlsbad we can observe t'
corollary of smaller sized families seeking quality space.
Therefore, a space demand schedule according to income and f
size, theoretically can be constructed from surveys or from
set of defined housing standards.
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The essential point to re
is that, demographic as well as socio-economic changes in PO
growth should influence the City's future housing policy.
H13
H. Family Income
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In 1960, the median family income in Carlsbad was $5,85
and by 1970 this had increased to $10,434.
data on distribution of income inthe North County MSA, it wil
From published I
be observed that Carlsbad had the second highest median fmil
income figure for 1970, with San Dieguito (at $11,239.
The distribution of family income by broad income grour
for Carlsbad in 1970 was shown to be:
Percent No. 1 Less than $5,000 764 27.5
$5,000 - $9,999 1,210 27.8
SlO,OOO - $14,999 1,236 24.0
$15,000 and over 1,080 20.5
In a detailed breakdown of family income we find that c
the 1,080 families with an income over $15,000 only 215 enjo:
an income in excess of $25,000. Thus, only five percent of 1
recorded 4,290 families were in receipt of this income and i-
can be readily established that the higher income spectrum i:
not forcing up the threshold of the City's median family incc
Put another way, 95 percent of Carlsbad's families had
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income of less than $25,000 in 1970, and 80 percent of all
families had an income of less than $15,000. At the lower el
of the income scale we observe that 55.3 percent of all fami
had a family income of less than $10,000, and over 27 percen 1 had a family income of less than $5,000. It is against the
indicators, among others, that the potential supply, demand,
and need for housing must be re-examined and redefined.
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It should be noted that a family income of $6,400 represent a poverty level in 1970.
H14
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I I. Housing Costs and Income
The ability of a family to finance new housing is 1
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conditioned by many variables which include purchase price,
capital investment, mortgage interest rates, income and the
like, coupled with age and condition of the structures, local
and vacancy rates, which affect supply and demand and, there.
price. The ability to finance older housing is further cc
by depreciation schedules which affect property values in dii
ferent ways, and finally, mortgage differentials for long and E
term financing. While the refinements associated with reside
real estate financing are beyond the scope of this report son
essential factors can be pin-pointed as regards income and hc
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1 purchase.
Typically, lending institutions require evidence of an
income: rent (mortgage repayment) ratio of 4:l. Thus, with a
$24,000 income a 30 year mortgage at 8.75 percent would, all
things being equal, sermit the purchase of a property valued
$63,000 - roughly equivalent to a borrowing power of two and
one-half times income. Thus, to purchase a house at the prek
ing average cost of $35,000 requires an annual income of $14,
While an annual of $10,000 would generate an approximate lend
power of $25,000.
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1 If these figures can be taken as approximations it can
be seen that a high percentage of Carlsbad's families earning
less than $10,000 a year cannot afford to buy new housing whi
costs in excess of $15,000 - $20,000; and among these familie:
H15
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a substantial number really require some form of incentive 03
assistance if they are to be adequately housed. In this reg:
there are several ways in which to increase a households welj
by the introduction of housing strategies. These strategies
can be aimed at decreasing expenditures on housing, transpor-
and other costs.
J. Housing Need Versus Housing Demand
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The capacity of a family to pay for housing relates to
ability to earn income. Frequently, it is the case that man:
families cannot find housing within a price range which they
afford and in consequence have to pay a disproportionate mol
their family income for housing. In cases where the number t
low income families substantially exceeds the number of low
rent units a "rent-gap" is said to exist. This is variously
termed as non-effective demand, and is distinct from housing
Non-effective demand relates households to housing units in
of their ability to pay; housing need relates households to.
units in terms of society's standards for housing. Among 1
to moderate income families a hardship will probably be esta
if such families pay more than 25 percent of their gross inc
for housing.
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The average value of housing in Carlsbad in 1970 was $
and the median value was shown to be $25,600. Assuming a mo
eligibility criterion of 2.5 times salary we see that it req
an annual income of $11,080 to finance an average priced hou
Carlsbad. As will be seen from Figure H6, 2,179 families
H16
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cannot afford to pay this price. Discounting for the prevail
distribution of renters (42.5%), we see 2,179 x 0.575, or 1,;
families who own a house probably pay a higher percentage of
family income on housing than is recormended by lending instj
K. The Rent Gap
In the Carlsbad Subregion in 1970 there were 261 famil:
who earned less than $3,000 a year and who, (using a payment
criterion of 25 percent of income) cannot afford to pay more
than $62 a month for their housing. At this time there were
rental units specifying less than $62 contract rent. Thus,
among Carlsbad's poorest families a gap clf 77 families is SI
te exist.
An idditional 503 families earning hetween $3,000 and I
could afford an average rental of $80 per month. Some 200 UI
were specifying a contract rent of approximately $80 a month,
Thus, approximately 300 families in this low income group prc
are paying more than they can afford. A further additional f
families earned between $5,000 - $7,000 and these families c(
afford a monthly rent of $125 a month. The number of unts SI
fying a contract rent of $125 is shown to be 163. Thus, somc
362 families in the $5,000 - $7,000 income range are probabl:
paying more than they can afford for housing.
Among the low income cohort indicated above, not all w:
be renting. However, the principle applies, and for each grc
there is a demonstrated gap between what they can afford and
what they actually have to pay for housing. The magnitude o I
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gap among Carlsbad's poorer families is shown to amount to 7
families. In each case, the most impacted problem occurs in
Census Tract 179. I The data incidates generally that 1,289 or 25 percent
of Carlsbad's families earned less than $7,000 in 1970 and t
there were only 517 housing units within a price range this
income group could afford. (See Figure H:7)
From these data certain fundamental implications face
City in meeting its housing needs beyond ithat which will be
satisfied by the expanding construction o:E new housing in th
$35,000 - $50,000 class. For example:
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1. To what extent should the exist.ing inventory of housing be protected so that it can serve as a source of housing for those who cannot afford the
cost of new housing, i.e., low income families, newly formed families, and the elderly.
2. What will the dynamics of housing (the filtering process) demonstrate in the future having regard
to :
(a) Change in occupancy as housing that is
vacated by one income group becomes avail- able to the next lower income group.
(b) Change in relative costs of a housing unit
with respect to other available housing.
(c) Change in price or rent (constant dollars).
(d) Change in price or rent with respect to
change in family income.
The general cost spiral in the housing market suggest: 1 a filtering up of all housing in relation to the income of
the popblation. For those entering the housing market cost!
of home-ownership have risen relatively more rapidly than tl
costs of renting.
H18
Less than
a
$2 I 999
$3,000 -
$3 , 999
$4,000 -
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$4,999
$5,000 -
$6,999
$7,000 -
$9,999
$10 , 000-
$11,000
Total
L I
178.01 178.02 179.00 180.00 198.00 200.
28 39 97 65 32 -c
37 31 101 49 11 -C
17 46 129 49 33 -C
99 115 208 89 14 4
’ 23 167 2 39 67 36 9
64 58 52 37 32 2
368 456 826 356 15 8 15
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FIGUFE H7
CORRELATION BETWEEN LOW INCOME FAMILIES AND
BUDGET RENT HOUSING, CARLSBAD,, 1970
Low In come Budget Rent* Rent Gap
Family Income Families Housing Units (Families)
Less than $3,000 261 154 77
$3,000 - $5,000 503 200 303
$5,000 - $7,000 525 163 362 - -
Totals 1,289 517 742
(100%) (40%) (60%)
*Based on a criterion of 25 percent of income.
These data show that the rent gap between low income R and low rent housing units is 60 percent. For every famill
adequately housed (in terms of budget rent) there are an ac
tional 2.5 families for whom there is no housing within a
specified rent index equal to 25 percent of income.
H20
L. Correlation Between Family Size and Housing Needs
There is frequently an imperfect fit between housing si
and need based on the size of a family and the housinv space
occupies. In estimating the demand for future housing needs
Carlsbad, therefore, it is appropriate to correlate family s.
with housing type and size. While the population of Carlsbac
increased by 61 percent between 1960 and 1.970, the number of
households increased by 70 percent reflecting an increase in
smaller households. From Figure H8, we can see the compara-
distribution of population by family size for 1960 and 1970.
As will be observed, there has been a 4.1 percent increase i
small sized families since 1960. In numerical terms this me
that whereas in 1960 there were 1,727 families with 1 - 3 pe
by 1970 the number of such families had increased to 3,184-
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Let us assume that all 1, 2 and 3 person households ca
have their space needs satisfied in an apartment or condomin
and that all families with four or more persons will require
single family dwelling with three or more bedrooms. The di
tribution of families with 3 or less persons and families wi
4 or more persons is in the proportion of 43 percent and 57
percent respectively. This distribution shows that 3,184 sm
families require housing with one or two bedroom accommodati
and 1,906 families require housing providing three or more
bedrooms.
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From Figure H9 we can see that, to accommodate small
families, i.e., 1, 2 or 3 person families, there are 1,159 s
1
It is recognized that some apartments and condominiums have or more bedrooms, but such cases are the exception rather t
the rule.
H21
units to accommodate 3,184 families with three persons or le
In the case of families with four persons or more we see 4,L
units to accommodate the needs of 1,906 families.
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While not all small sized families of 1, 2 or 3 persor
may wish to live in an apartment or condominium, the data dc
show that 26.4 percent of the total population comprising - 1
- 2 person families and 43.6 percent of the total population 1
comprise 1, 2 or 3 person families could be comfortably houi
in something other than the modal expression of a three or
four bedroom house. The correlation between household size
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occupancy (size of dwelling) becomes extremely significant 1
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I housing costs are correlated with family income. Figure H8
refers. These data reflect the gap between housing supply
and need, based on family size and housing type by number o
rooms.
With the decline in the natural birthrate and the tre
towards smaller family size, it would appear that the housi
resource in the future should contain a higher proportion o
smaller units to more adequately reflect the housing needs
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smaller families. The increased costs of urban land and ho
are also indicative of the need to provide a more perfect b
between family size and its housing needs. I
These preceding sections have presented some of the
elementary aspects associated with the housing consumption
function including, the supply/demand equation related to th
price of residential space; family income and housing costs
relationships; non-effective demand and relationships betwc
family size and housing needs.
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FIGURE H8
COMPARATIVE DISTRIBUTION OF POPULATION BY
FAMILY SIZE, CITY OF CAFUSBAD, 1960 AND 1970
1960 DATA
Persons Units Population Percent
1 368 368 4.0 )
1 2 896 1,792 19.7 ) 3
1 3 463 1,389 15.3 )
4 486 1 , 944 21.4 )
)3 18.3 ) 5 332 1,660
6 169 1,014 11.1 )
1 7 71 497 5.4 ) 2
) 8 49 392 4.3 )
2,843 9,056
1970 DATA
1 792 792 5.3 )
1 2 1,550 3,100 21.1 ) 4
) 3 842 2,526 17.2 )
4 731 2,924 19.9 )
13 5 482 2,410 16.4 )
a
6 243 1,458 9.9 )
1 7 108 756 5.1 1 1
) 8 88 704 4.7 )
4,836 14,670
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r4. Housing Standards
Residential structures are classified with reference tc
standards governing the livability of housing units. These
standards may be applied to both new construction and rehabi:
ta?ion of existing structures. Criteria for these standards
include quality of construction, materials and workmanship;
durability, economy of maintenance, and the like. The "Con- -
struction Classes" set by the California State Board of
Equalization and the Residential Cost Handbook of Marshall
Stevens Publications Company are utilized in this report for
the purpose of classifying residential structures. The typic
single and two family dwelling classes found in Carlsbad are
described be low:
Poor: These structures are minimum shelter. They are generally inferior in design, workmanship and material!
and ref Lett rapid physical depreciation.
Fair: These structures are fair construction under
most building codes. They will reflect a normal rate of physical depreciation.
Good: These structures are average construction under most building codes, and have refinements above standa.
construction. This class will reflect nornial
depreciation due to physical causes.
These prototypical classes can be described as follows:
R1 & 2 POS~ - 1960 Good 1959 - 1950 Fair R 1949 - Earlier Poor
R3 Post - 1955 Good
1954 - 1940 Fair
1939 - Earlier Poor
R4 Post - 1950 Good
1949 - 1936 Fair
1935 - Earlier Poor
Note: Two additional classes R 5 and R 6, with well above average standard construction are not shown.
E25
N. Depreciation in Housing
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The nature, extent, and rate of physical depreciation
property is a guide to the further useful life of the prop€
in question. It is indicative of the neled for conservatior
and rehabilitation of a scarce resource. It contains impli
cations which materially affect the future demand for housi
against the replacement of a depletable supply. Depreciati
briefly defined, is loss in value however caused. In genei
terms, depreciation of physical property may be broken dowr
into two basic classifications:
Obsolescence.
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Physical Depreciation and
a. Physical depreciation, as the name implies,
is loss in value for physical causes, includ-
ing the process of aging, and normal 1 deterioration.
b. Obsolescence is the condition of being out of date. This category of depreciation is
usually divided into two sub-headings: Functional and Economic.
(i) Functional obsolescence is a condition that arises within the physical property This includes such items as poor design,
inefficient floor plan, and under improvements.
(ii) Economic obsolescence is occasioned by
forces outside the property. These include changes in economic conditions
whereby the property no longer produces
an economic rent, changes in land use patterns, development of new processes, and legal restrictions.
Loss in value due to physical deterioration can genera
be retarded and controlled by proper care, usage and mainte
ance. Losses due to functional factors are less likely to
curable. Losses in value due to economic obsolescence are
rarely curable.
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1 Years (66) (59) (51) (4
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The depreciation rates shown in the following Figure
have been based on considerations of all physical factors
affecting the value of structures. The rates are based on
data developed by market analysis. Emph.asis is placed on
fact that the table assumes that the individual structures
will be subject to normal maintenance. If the condition o
individual structures deviates from simi.lar properties of
like age in the same class, variations firom the tables may
warranted.
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FIGURE H10
NOWL DEPRECIATION FOR RESIDENTIAL STRUCTURES
R1 & 2 R3 R4 R5 & Group Age Minimum Fair Good Excel
A 1-5 0 - 10 0-8 0-7 0-
Years (5) (4) (4) (3
B 6 - 11 11 - 20 9 - 16 8 - 15 7-
Years (16) (13) (12) (1
C 12 - 18 21 - 30 17 - 24 16 - 22 15 - Years (26) (21) (19) (1
D 19 - 26 31 - 40 25 - 33 23 - 29 21 -
Years (36) (29) (26) (2
Years (46) (38) (33) (2
F 36 - 46 51 - 60 43 - 53 37 - 45 33 -
Years (56) (48) (41) (3
G 50 - 65 61 - 70 54 - 64 45 - 55 41 -
E 27 - 35 41 - 50 34 - 42 39 - 36 26 -
Source: Division of Appraisal and Assessment Standards, S
of California, 1971.
H2 7
Age
When
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Constructed No. Percent
Prior to 1940 576 11.1
1940 - 1949 673 13.0
1950 - 1959 1,478 28.6
1960 - 1964 1,239 24.0
1965 - 1970 1,184 22.9
-
Condition
, Future
Useful Life
Good Fair Poor in Years
5 15 80 0 - 15
10 60 30 5 - 20
40 55 5 10 - 25
75 25 0 30 - 50
80 20 0 30 - 50
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If we assume 734 units are in "poor" condition this
represents 14 percent of Carlsbad's housing stock. It provic 8 a rough correlation with the 11 percent of the housing inven.
built prior to 1949 and with the estimates for substandard
housing updated from the 1969 Housing Element. It also prov.
a tentative correlation with the 742 low income families who
are paying more than they can afford for housing. I From these data we can assume that kly the end of the
forecast period 1995 (say 25 years from th.e date of the 1970
Census) a high percentage of families in Clarlsbad's older ho.
ing will be displaced as these units reach1 the end of their
useful life. While this attrition in housing is, of,course,
natural phenomenon, it points to the fact that there is a co:
tinuing need to anticipate the displacement of families who
are inadequately housed and their rehousing needs. Thus, in
addition to the growth factor associated with migration of
new families into the area it is also important to recognize
the housing mobility of residents within the area and their
diversified housing needs.
P. Housing Strategies
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For purposes of presenting the strategies, it is conven.
to adopt a simple budget equation of an average family:
Household = Expenditures + Expenditures on =Expenditure!
Income on Housing Transportation Other Goo1
To increase a household's resources for housing, stratec
can be aimed at increasing income, decreasing expenditures 01
housing, decreasing expenditures on transportation, or decre(
other costs.
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In terms of priorities, it seems clear that all strategj
a&d at increasing income are to be preferred to those aimec
at reducing housing costs, which are, in turn, to be preferrc
to those aimed at reducing expenditures on transportation. I Household incomes can be raised by making available new
employment opportunities for members of households. The
directions for implementation here are numerous including thc
encouragement of immigration of new or expansion of existing
firms; inducing industries to locate in the community where 1 I are not available to the existing population; developins an i
grated and comprehensive transportation system which improve:
labor mobility in the regional market; providing opportunitie
for additional members of the family to enter the labor markc
including mothers with dependent children, the physically har
capped and those seeking irregular or part-time employment. I
Household incomes can be raised by ma:king available new
employment opportunities for additional meimbers of the famill
The City could encourage bonded daycare facilities, to free
secondary members of families, or female heads-of-households I for gainful employment. Such facilities would be a major st€
in emancipating the mothers from child-raising responsibiliti
(if they desired) enabling them to devote daytime hours to
income producing work. Moreover, daycare facilities avail&
to low income households would be an effective weapon in the
battle against poverty and welfare dependency. '
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I To encourage the development of units designed for fami
with children, zoning bonuses should be provided to a develo
Bonuses could include density increases and reduced parking
requirements in other non-family units he is building. The
idea here is to encourage a developer to build both family a
non-family units, and to relax requirements for non-family
units if he builds concomitant family units.
One of the factors increasing the cost of housing is hi(
land prices. As indicated, the market price for new home si
in Carlsbad has increased by 38 percent in the last three ye
Land costs (exclusive of improvements) frequently average 25
percent or more of the total selling price of a single-famil;
home. Land cost increases are difficult to control but some
actions can be taken to reduce the amount of land required p' I
lasing unit.
Consideration might be given to liberalizing minimum lo
sizes for single-family homes. This does not imply a lessen
of standards. On the contrary, the acceptance of new design
concepts, such as zero lot lines, yield increased housing quc
and usable open space even if individual lot sizes decrease
Developers should be encouraged to use the Planned Unit Deve:
ment concept allowing site design flexibility as well as fee
simple ownership.
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See Report on the Housing Element for the General Plan Of t? City of Los Angeles, September 1970. I
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I Q. Summary of Conclusions
The Housing Element as a mandated e:Lement under the Ci
General Plan, provides the first essentia:L step in forniulati
goals, objectives and standards for securing the orderly and
economic development of Carlsbad' s new growth areas and
promoting the rehabilitation of older housing areas. i
The recent decline in the natural birthrate is a direct
outcome of lower fertility rates, increase of years in highe
education among females, a decline in young marriages and a
delay in the incidence of the first child following marriage
The resultant has been a reduction in family size, Coupled w
longevity among the elderly, an increased proportion of
Carlsbad's housing should be adapted to the needs of the sma
(1-3 persons) family.
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The spiralling cost of housing (land, labor and materia
is producing an upward filtering effect in relation to incom
and the costs of homeowership are rising more rapidly than t
cost of rentals. The effect on low to moderate income famil
has been to produce a squeeze on the supply of low to modera
priced housing.
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1 The Post 1970 Census housing program by developers in
Carlsbad has been directed primarily toward the upper middle
income group with the sales price of new housing offered at
between $35,000 and $50,000.
The evidence indicates a considerable rent-gap among 1 Carlsbad's poorer families and the elderly.
of low rent units is greatly exceeded by the number of low i
families.
The proportion
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I Recent trends in new development and construction have
focused on South Carlsbad. The impetus for this growth has
tended to polarize the City into two distinct urban areas
joined by a narrow coastal band of urban settlement.
1s a need to reinforce the North Carlsbad Central Business
District and residential areas with new development.
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The deterioration in Carlsbad's older housing will becc
more evident as the pre-1949 stock ages over the next 20 yea
As the older residential areas become ripe for redevelopment
increased land values will dictate more intensive uses other
10W density residential. Many families who will be displace
will require moderately priced housing within easy distance
of Carlsbad's core areas.
R. Lake Calavera Hills : Housing Objectives
The principal objective underlying the Lake Calavera Hi:
Master Plan is to: Widen the Choice for Housing in Carlsbad
This is consistent with the implicit aim in the City of Carl
housing element. The aim here is to promote the opportunity
all residents and future residents to have a reasonable choi
in owning or renting the sort of home they want. But there
still nany people who have no choice at all. And there are
others whose choice is limited. The immediate objective Of
Lake Calavera Master Plan proposals, therefore, is to widen
range of choice for new housing at a reasonable price for
Carlsbad's residents.
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TO this end, the following additional objectives are
supportive of the principal housing goal for the Lake Calave
development: H33
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I * The provision of new housing will reflect a proportio
of owner occupied housing and a proportion built to r
to meet the needs and wishes of the people in the are
at prices they can afford. This wnll require a flexi
approach in providing a range of housing in terms of 1 size and price.
I * The proposed development plan is to be consistent wit
the City of Carlsbad's General Plan which contains a
presumption in favor of housing development. In keep
with this objective, the planned development will inc
community services and recreation elements as a conti
of design consistent with the aesthetics of the area
environmental principles.
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* The provision of housing at reasonable densities whic
designed to promote the orderly and economic developm
of the area consistent with a pleasant environment. Nc
If housing land is developed at very low densities it
becomes necessary to preempt for housing a needlessly
large amount of land which is better suited to some o
use. It also generates increased costs in the provis
of streets and services and ultimately reflects in th
cost and, therefore, the price of housing to be provi
The densities proposed are consistent with sound deve
ment criteria which in turn, promotes the economic
development of the property and also facilitates a de
expression of urban form for a planned community.
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* The provision of some smaller houses and apartments t
meet the needs of the small family and the elderly is
to be an integral part of the overall plan.
The provision of this kind of accoimodation brings SE
advantages. It provides a better fit between housins
supply and needs for the one and two person family an
for the elderly; and for the elderly and for those on
fixed incomes the provision of adequate housing withi
their means extends the potential for independence cc
with a greater assurance of security and involvement
within the community at large.
335
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ECONOMIC PROFIL
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E
ECONOMIC PROFILE
TABLE OF CONTENTS
P a(
A Introduction E
B Growth of the Region ................ E
C Comparative Urban Areas. E
D Employment Growth And Change ............ E
E Wage And Income Patterns .............. E.
F Specific Industry Groups El
....................
.............. I
..............
G Retail And Wholesale Trade * e . . * * B B . a E1
H Summary of Conclusions E;
I Lake Calavera Hills in the Context of Carlsbad's
...............
Economy. E; ......................
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ECONONIC PROFILE
A. Introduction
The purpose of this study is first, to provide a rev:
of economic trends in the City of Carlsbad in order to in(
the flow of information available to public and private ii
concerned with the economy of the area and second, to assz
the implications of these economic trends in relation to 1
proposed Lake Calavera Hills development.
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The following considerations serve as a point of ref( I for formulating a review of the economy in Carlsbad:
What are Carlsbad's chief economic advantages?
How has the City progressed in attracting new
businesses and services?
Has Carlsbad fully participated in the areas
economic expansion?
What are Carlsbad's future prospects for
economic growth?
These questions call for an objective analysis of COI
that characterize the City's economy and are relevant to . I future.
B. Growth of the Region
Carlsbad forms an integral part of the economy of Sa
County and the North Coastal Subregional Labor Market are
which includes Carlsbad, Oceanside and Vista. Therefore,
economy of the San Diego County region should first be co
A review of recent economic development, using as a
the County's growth in employment provides a first point c reference, While employment does not exhaust all aspects
El
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I economic growth it does represent an overriding consider
Employment data affords a high degree of statistical com
bility over time, since these data are usually available
an accurate and consistent time series.
In the five year period 1966-1971, employment in th I State of California increased by 13.2 percent. In this
period, employment in San Diego County increased by 37.7
percent. From Figure El , we can observe the comparativi
growth rates in employment for each employment sector.
(a) In San Diego County only a single indust
agriculture - failed to grow in the peric I 1966-1971.
(b) Major employment sectcrs include:
1. Construction
2. Finance, Insurance and Real Estate
3. Services
5. Government
6. Transportation
4. Trade
I 7. Manufacturing
These seven employment sectors are ranked in order c
growth. Figure El shows that employment in Construction
San Diego County increased at approximately double the gi
rate for all sectors combined, followed closely by Financ
Insurance and Real Estate and Services. Manufacturing rc
the slowest growth rate (next to agriculture) in the Cour
Employment in "Aircraft and parts, and Ordnance" provided
jobs or 35 percent of total manufacturing employment. Ar
industry provides the exception to the rule in the slow g
sector. Slow growth in the manufacturing sector general1
reflects the dominance of Los Angeles as a manufacturing
8
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C, Comparative Urban Areas --- -
In order to facilitate an examination of Carlsbad's I
it will be appropriate to compare Carlsbad with other cit
San Diego County. The extent to which Carlsbad's employmc
Dattern conforms to that of other cities in the North Coal
Labor Market may be measured by a diversification ifidex.
measure is general in that it uses only employment to detc
the degree of diversification.
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The method requires the use of an employment pattern
which is taken to be that of San Diego County as a whole.
data required for the construction of the index are conta
in Figure E2 . The data shows the percent of total 1970
employment group fo San Diego County, Carlsbad, the North
Coastal Labor Market (Carlsbad, Oceanside and Vista) .
I
For example, the second column shows the percent of
Carlsbad's employment in Agriculture (5.9%), in Construct
(6.3%), and so on. Note that the sum of this column (and
every column) is 100 percent. The remaining columns conti
the same data for each of the other cities while the firs
column contains the percent distribution for the County a
whole.
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A guide for assessing any particular city's employme
distribution pattern (or mix) is the sum of the positive
deviations of the percent of its employment in a particul
industry class subtracted from the percent of employment
this industry class for the County as a whole. The sum o
1
these deviations is then subtracted from 100 SO that a hi( I index is represented by a high number.
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I Manufacturing 15.1 10.9 9.7
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FIGURE E2
PERCENT DISTRIBUTION OF EMPLOYMENT
SAN DIEGO COUNTY, CARLSBAD AND NORTH COUNTY COASTAL
LABOR MARKET, 1970
San Diego North County II County Carlsbad Labor Market *
Agriculture 2.4 5 . 9 9.8
Construction 4.8 6 . 3 3.2
Transportation 4.6 5.7 4.7
Wholesale)
Retail )
1 19.3 27.3 19.3
Finance & Insurance 4.0 5.2 3.3 I Services 16,Y 30.0 18,8
Public Administration 22.0 8.2 29.3
1.9 --- Other Employment 10.3
Source: U.S. Census of Population 1970, Social & Economic
Characteristics
*Includes Carlsbad, I3ceanside and Vista
Sari Diego County/Carlsbad Diversification Index
Raw Score = (15.1 - 10.9) + (22.0 - 8.2) +(10.3 - 0) 1
t = 71.7
Index = 100 - Raw Score
= 100 - 28.3
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If a city had the exact employment distribution as t
County (that is if the data in its column were identical
the first column in Figure E2 1, the sum of its deviatioi
be zero. This raw score (zero) when substracted from 10(
yield a perfect index of 100. For Carlsbad, its diversi:
index is computed as follows: San Diego County/Carlsbad
Raw Score = (15.1 - 10.9) + (22.0 - 8.2) + (10.3 - (
II
Index = 100 - Raw Score
= 100 - 28.3
= 71.7
Note that only when data in a sector is higher for 1
County than for a City are these two percentages subtracl
summed with the other positive deviations, and the:> ~;~l=ltl
from 100. A high index number reflects a high degree of
similarity of the City's industry mix with that of the Cc
A more detailed description of the procedure for calculai
the diversification index is contained in the appendix sc
The index reading for the Labor Market Area (Carlsb<
Oceanside and Vista) not unexpectedly is higher at 84.9 1
is that for the City of Carlsbad. Supplementary data, tc
report will provide comparative diversification indices :
each of the ten communities in the North County MSA.
1
1 By itself, specialization or diversification is nei
beneficial or harmful. Sometines economic specializatioi
great benefits to a community. But a highly specialized
incurs the risk of growing or contracting with one indus
while a diverse econxny may absorb changing economic tre. a with minimum job displacement.
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I D. Employment Growth and Change in Carlsbad
Employment is one of the fundamental indicators of .
magnitude and potential of an area's economy since emploi 1 generates wealth in a community and enables a population
be supported. Without employment--and the healthy growtl
services and industry--the opportunities for large numbe
people to live and work in one locaticm simply do not ex
Factories, farms, shops, offices, restaurants create livl
hoods for people by generating cash income to satisfy thc
many important social, economic, cultural, and recreatio
needs. With this in mind, we can examine the growth of
different types of employment in Carlsbad over the past c
Figure E3 contains a record of employment in the Ci
since 1960. The data are presented fclr eight major emplc
ment groups (called industry sectors). Additional data
shown for unemployment. The first two columns contain tl
amount and distribution of 1960 employment, the second tl
columns contain the same data for 1970, and the last col
shows the 1960-1970 percent change occurring in each indl
group. As can be seen in Figure E3, total employment '
increased from 2,655 in 1960 to 5,101 in 1970, an increa
of 92.0 percent.
I
As will be seen from Figure E3 , the employment/PoP
ratio has increased from 29.9 percent in 1960 to 36.2 pe
in 1970. This means that the employment level in 1960 h
actually increased by 14 percent over the decade.
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E. Wage and Income Patterns
Consideration of the wage and income patterns existing
Carlsbad points out another dimension of the City's economy.
To a significant extent, an area grows as a result of produc
income for its inhabitants. And in a community like Carlsba
much of this income comes from local payrolls and from resid
families spending in the area.
Generally there are four types of income that accrue tc
persons: wages and salaries earned by being employed, pro-
prietary income that entrepreneurs receivle from establishins
business and employing people, property income coming from 1
property or from stocks and bonds, and transfer payments suc
as inheritances and retirement income. These income stream:
shown statistically in Figure E5 for nine income sectors.
The Data show that employees working in industries in Carlsk
receive personal income payments totalling $52,685,000 durir
calendar 19 70. I
I
Of the four sources of income, wages and salaries amour
to approximately $34 million or 65 percent of total income
derived by persons working in Carlsbad. Adding business prc
prietors income to wages and salaries, this amounts to over
$37.7 million or 71.5 percent of all personal income accruir
to Carlsbad employees. An analysis of wage and proprietary
reveals many sources of income generation. In the first co:
of Figure E5, the number of employed persons in major indusl
groups in the City is listed. The second column indicates I
relative distribution of these persons by major group. In (
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the annual wage bill by industry group is shown. This is s
the product of multiplying employment by annual wage. The
relative distribution of this income is shown in column 4.
Since annual wages vary for industry sectors, the perc
of total income generated by a sector may differ from the p
cent of total employment in that sector. That is, some emp
sectors generate more payroll than employment and others mo
employment than payroll. This can be seen by comparing col
2 and 4.
1
8 Figure E5 shows the relative contribution of each secto
the City's income stream as well as the relative income pro
per employee in generating a part of this income.
As can be seen from Figure E5, the top three sectors p
income in the City's economy are Manufacturing, Services an
Trade which account for $21.2 million or 61.9 percent of a1
dollars earned in the City.
5
Note, however, that the most productive sectors in pro
income per employee are Government, Construction and Manufa
That is, these are relatively high wage industries and tend I generate more wealth per employee. An ideal growth pattern
course, would be for the City to attract more of these type
industries.
As can be seen from Figure E5, income to persons worki
in Carlsbad not directly related to employment constitutes
approximately $14.9 million or 28.3 percent of total income
generated in the City. This comes from seal and other prop
and from transfer payments. Little additional data is avai
for the sources of this income. These sources, however, ar
relatively stable part of the local economy.
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FIGURE E5
1970 PERSONAL INCOllE, CARLSBAD
1970 Wage Bill or
Wages and Salaries Employment Annual Income Percent Amount Percent Amount
Agriculture 301 5.9 445,000 1.3
'7,6 12,O 0 0 22.2 Manufacturing 558 10.9
Mining NA NA ?3,000 0.1
Construction 325 6.3 2,941,000 8.6
Transportation 294 5.7 2,2 6 3,OO 0 6.6
6,378,000 18.6 Wholesale & Retail 1,394 27.3
Finance &
Real Estate 268 5.2 1,994,000 5.8
Services 1,533 30.0 '7,2 18 , 0 00 21.1
Government 420 8.2 !SI 26 7,000 15.4
I
34,191,000
3,522,000 Proprietors NA NA
Property Income NA NA 8,620,000
Transfer Payments NA NA 6,352,000
100.0
1
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Total 52,685,000
Source: Interpolated from U S Census of Population 1970 and
data from Human Resources Development Department.
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From Figure E6 we can see the distribution of mediar
earnings by selected occupation groups in Carlsbad for 1:
It should be noted that for the purpose of this sample tl:
Bureau of Census has omitted all government employment.
the sample data pertains to six occupations among male en
for a representative sample of 76 percent of all male em:
ment and two categories of female occupations representir
34 percent of all female employment.
groups are shown in Figure E6 and include professional ar
mangerial, craftsmen, operatives, farmers and 1 aborers (k
farm and non-farm) as well as female clerical and operati
As will be seen, the professional and managerial occ
1
These occupational 1
groups represent 816 workers or 26 percent of the work fc
and this occupational group contributed 44 percent of the
total wage bill or annual income.
represented 6 42 employees or approximately 21 percent and
this group contributed approximately 24 percent to the wc
bill or annual income. Thus, these two classes, which
represented 47 percent of Carlsbad' s workers, contributed
almost 68 percent of the annual income accruing from wage
It should be remembered that the government group was exc
The craftsman group
I
from the example and if this high iiicoine group were inclt
it should increase the percentage of Carlsbad's workers e
a relatively high annual wage. 8
The balance of the sample (52.5 percent) of all empl
contributed 32 percent to Carlsbad's annual income. Thec
the lower earning categories whose annual wage was shown
61 percent and 46 percent of Carlsbad's 1970 median fami
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FIGUm E6
DISTRIBUTION OF MEDIAN EARNINGS BY SELECTED
OCCUPATION GROUP, CARLSBAD, 1970
Wage I
1970 Employed Annual Annua:
All Workers No. Percent Wage $ Amount
(sooos) I Professional , Managerial 817 26.6 12,520 10,228
Craftsman 642 20.9 8,603 5,523
Operatives 462 15.0 6,404 2,958
4,868 1,100 Laborers (Excluding Farm) 226 7.3
Farmers 44 1.4 NA NA
Farm Laborers 183 5.9 3 , 615 661
Female
Clerical 526 17.1 4,181 2,199
Operatives 170 5.5 2,983 507
3,070 100.0 --- 23,176
Standard Note: (NA) Not Available
(--- ) Not Applicable
Note: Selected occupation groups as a percent of total civi:
employment.
3,098 Males Sample 2,374 or 76.6%
2,003 Females Sample 696 or 34.7%
Total
Emp. 5,101 3,070
Source: Data from US Census of Population General Social an(
---
Characteristics, Occupation and Earnings. t E14
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I FIGURE E7
PERCENT DISTRIBUTION AND DIVERSIFICATION INDEX OF TOTAL EMPLI
BY OCCUPATION, SAN DIEGO COUNTY, CARLSBAD, OCEANSIDE AND VIST
San Diego
County Car lsb ad Oceans ide
Professional, Technical 18.7 16.0 11.8 I Managers & Administrators 9.3 1.2.8 9.8
Sales Workers 8.9 1.2.0 10.9
18.8
10.6
Clerical 19.1 1.3.9
Craftsmen 13.6 1-2.5
Operatives 8.2 6.1 9.7
Transportation 2.9 2.9 3.7
Laborers (Non-Farm) 4.2 4.4 4.8
Farmers & 1.3 0.8 0.4
Farm Laborers NA 3.5 1.2
Service Workers 12.9 1-3.2 16.9 I Private Household 1.3 1.2 0.7
CAlUSBAD (18.7 - 16.0) + (19.1 - 13.9) + (13.6 - 12.5) + (8
(1.3 - 1.2) DI = 88.8
8 (1.3 - 0.7) DI = 88.3
8 DI = 92.8
OCEANSIDE ( 18.7 - 11.8) + (19.1 - 18.8) + (13.6 - 10.6) + (
VISTA (18.7 - 15.7) + (9.3 - 9.1) + (19.1 - 15.6) + (12.
Source: U,S, Census of Population General Social and Economi
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Characteristics, 1970,
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F. Specific Industry Groups
In the previous section the sources of income in the C
are scrutinized and three sectors were seen as major contri 1 butors: Services, Trade and Manufacturing.
Service industries in Carlsbad in 1970 employed 30 pel
of the labor force and generated 21 percent of the total ar
income in wages and salaries. This industry group was fol:
by wholesale and retail trade which generated 27 percent 0:
employment and 18 percent of all wages and salaries. This
industry group was followed by manufacturing, which employc
approximately 11 percent of the total labor force and reprc
significantly, 22 percent of the annual income resulting f
wages and salaries. We shall now randomly select the "man
1
1 sector'' for closer analysis.
Manufacturing plants in the Carlsbad-Oceanside commun
A list of the larger manufact area are rapidly expanding.
firms in the community is included in the appendix.
While the number of firms has not increased significa
during the period of 1960-1970, there nevertheless has bee
major expansion of several large firms as well as the intr
duction of several new firms coming into existence. Withi
manufacturing sector some concentration can be seen in el€
computer components and aviation parts.
predominate in the manufacturing sector. If any cutback C
in this industry sector money previously spent by these wc
on manufactured goods, retail trade, services, etc. woulc
and this, in turn, would generate unemployment. On the 01
t
These industries
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hand, an increase in manufacturing employment would obvious
increase other employment in the City through the same mech
This mechanism is termed the "multiplier effect" and it may
estimated by various data now available. 1 It would be safe to say that the local employment mult
effect would be at least as great as 1.30 or 1.30 jobs to e
job in the manufacturing industry. Thus, a 10 percent cutb
in Carlsbad's manufacturing industry (now at 558 jobs) woul
mean a loss of 55 employees plus an additional 71 jobs in t
community at large, or a total loss of 1;!6 jobs. On the ot
hand, a 10 percent increase in manufacturing employment wou
mean a net addition of 126 jobs in Carlsbad's economy.
1
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G. Retail and Wholesale Trade
Employment in Ketail and Wholesale Trade represents 27
We shall now cons. I percent of total employment in the City.
some other measures of retail and wholesale trade activity.
1. Income and Buying Power
To determine the significance of the present level of
retail sales in Carlsbad, it is critical to look at the dol.
income of residents in the trade area. Shoppers can purcha:
goods only within the capacity of their buying power (and, (
course, their extension of today's buying power by the use (
credit). As income goes up, so too does dollar expenditure:
for retail items; if it goes down, so too does expenditures
And if income is higher or lower than that of the rest of tl
community, retail expenditures follow suit.
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These examples deal with the dynamics of industrial growth
change. They are prototypical of the factors affecting ea
life in the City of Carlsbad. 8 E17
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According to estimates by Sales Management, Carlsbad
residents had in 1970 a net Effective Buying Income of
$40,996,000. Net Effective Buying Income (commonly called
Disposable Income) is the amount of income persons receive
(Personal Income) minus tax payments to Federal, state and
local governments. This deduction (the base payment) is mad6
in order to indicate how much is available for the purchase
goods and services. We sze then that approximately $41,000
was available for Carlsbad residents in 1970 and they could I
spend this amount (or save it) for such items as shelter,
retail goods, personal services, etc. This amounted to $8,
per household.
From Figure E8 we can observe that Carlsbad retained
74 percent of its disposal income in 1970 for expenditures
retail sales. This is a significantly high figure and may k
contrasted with the percentage of disposal income retained
other communities throughout San Diego County. When one cc
siders the relatively small population base of Carlsbad con
with such cities as Chula Vista, C1 Cajon and La Mesa it i:
reasonably safe to assume that Carlsbad has an excellent fl
prDspect for economic growth and development. An even grc
percentage of Carlsbad's disposal income will be retained .
the City as cultural and business elements expand in con]
with urbanization of the subregion. t
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li FIGURE E8
I RETAIL SALES AS A PRECENT OF DISPOSABLE INCOME
CARLSBAD AND SELECTED CITIES, 1970
Retail Disposable Retail Sales Income as a
($000~) Disposab (SOOOS)
I
I CARLSBAD 30 , 412 40,996 74
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1 San Diego City 1 , 272,630 2,507,929 5(
I San Diego County 2 , 508,824 4,750,642 5:
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Escondido 148,342 120,651 122
Oceans i de 86,593 123,542 70
Vista 46 , 859 77,370 60
82 El Cajon 166,662 199,697
256,199 71 Chula Vista 182 , 000
La Mesa 151,647 178,016 85
National City 102,179 113,884 85
I Source: Compiled from 1970 Survey of Buying Power.
Note: Total retail sales occurring in the City of Carlsbad
equal to:
Retail Sales = Expenditures + Expend
in Carlsbad by residents by non.
Disposable income of Carlsbad' s residents means:
m
Disposable Income of - - Spent inside + Spent
Carlsbad's Carlsbad Carlsb
residents
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I Sales ($1,000) D D
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FIGURE E10
RETAIL SALES BY BUSINESS GROUPS
1963 AND 1967, CARLSBAD
1967 - Business 1963
-n
Building materials, hardware
and farm equipment
Establishments 5 7
Sales ($1,000) 546 416
General Merchandize Establishments 4 3
Food Stores Establishments 6 9
Sales ($1,000) 2,423 2,756
Automotive Dealers Establishments 3 5
D 632 Sales ($1,000)
Gasoline Service Stations
Establishments 10 14
Sales ($1,000) 1,092 2,050
Apparel and Accessory 7 Establishments 6 Sales ($1,000) 167 488
Furniture, Home Furnishings
a
Establishments 10 9
408 421 Sales ($1, 000)
Eating and Drinking Establishments 22 28
Sales ($1,000) 9 31 1,784
Drug Stores 2 2
D D Establishments
Sales ($1,000)
Miscellaneous Re tai 1
Establishments
Sales ($1,000)
Est ab 1 is hments 8 Sales ($1,000)
10 15
402 875
Non-store Retail 4 6
58 108
Standard Note: (D) Withheld to avoid disclosure.
Source: U.S. Bureau of the Census, Census of Retail Trade,
California 1963 and 1967. I E21
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2. Business Sales in Carlsbad 8 The latest figures available indicate that in the Cale
Year 1972, annual retail sales in Carlsbad amounted to $50
This represents an impressive 500 percent increase in retai
volume that Carlsbad retail establishments generated in the
years since 1966. This substantial increase was accomplish
in spite of the recent spate of newly constructed planned s
ping centers located in the North County, which are vigorou
competing for Carlsbad's consumer expenditures.
1
Carlsbad has successfully competed with these new cent
by encouraging the completion of the Plaza El Camino Region
Center, thus, attracting substantial numbers of consumers f
the trading area. Data compiled for bushess groups in Fig
indicate the types of businesses experiencing recent gains.
growth can be looked at in two ways: A change in the numbe
stores and a change in retail sales volume. Data in Figure
show that the total number of stores increased from 191 in
to 237 in 1966, to 365 in 1971. By 1972, the number of stc
had further increased to 414. Retail sales grew from $5,89
in 1962, to $8,107,000 in 1966, and following completion of
Plaza El Camino Center to $37,762,000 in 1971. Moreover, an
sales further increased between 1971 and 1972 reflecting a
total of $50,314,000 total sales (retail and selected servi
Sale increases were experienced notably in general mer
apparel and other retail. ;7hile all groups reflected incre
sales, building materials and service stations reflected le
their share in the prevailing pattern of growth.
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8 Package Liquor 3 D 2 D 2
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1c Building Materials 6 683 4 621 4
8 Service Stations 12 214 12 311 20
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FIGURE Ell
RETAIL SALES BY BUSINESS GROUP
1962, 1966 AND 1971, CARLSBAD
Sales Sales Sa
Kind of Business Est. 1962 Est. 1966 Est. 19
(Sooos) (sooos) (-w
Apparel 7 $ 484 9 $ 469 38 $ 4
General Merchandise 2 100 3 334 7 15
Drugs 2 D 2 D 3
Food 8 614 9 1,094 11 2
Eating and Drinking 21 538 27 1,566 36 2
Home Furnishings 4 186 11 303 16
Automobile & Supplies 0 D 2 D 3
Other Retail 18 317 20 1,154 48 4
All Other Outlets - 108 2,275 - 136 2,265 - 177 - 7
TOTAL 191 $5,892 237 $8,107 365 $37
f Standard Note: (D) Withheld to avoid disclosure; totals includl
Note: Data is not comparative with the US Census of Retail Tr
and Selected Services for 1963 and 1967, and will not COI
with the data for the 1972 Census (unpub1ished)due to la
reporting and exclusion of retail sales incidental to in
Source: Compiled from State Board of Equalization and San Dieg
Chamber of Commerce, Economic Research Bureau, July 19
within "Other Retail".
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1 It is of some interest to see which retail outlets have
generated an inflow of sales.
cated in FigureE12. The first two columns contain retail
sales for San Diego County and retail sales for Carlsbad du
Some estimate of this is ind:
1971--the latest year for which accurate sales data are eas
available. In 19711 Carlsbad contained one percent of the
County's population. The retail sales pattern for one perc
of the County's population is shown in column 3; this would
also be the sales pattern for Carlsbad if the City had the
same per capita amount and distribution of retail sales.
Thus, Carlsbad, if it mirrored the County, would experience
retail sales of $27,823,000. If we subtract Carlsbad's
"expected" sales (column 3) from Carlsbad' s actual sales
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(Co~umn 2) I we can see the extent to which the City over-or
under-participated in business volume. This is shown in cc 1 4 of Figure E12.
From column 4, ~.7e can observe the following items:
(i) Total retail sales inflow amounted to
$9,339,300. That is to say, Carlsbad's
retail volume ought to be $27,823,000
instead of $37,762,000 if it followed
the County retail sales pattern.
(ii) Two business groups accounted for most of the retail sales inflow: General
Merchandise dealers with inflow sales of
$101632,000 and Apparel with inflow
sales of $2,746.000.
(iii) The major leakage occurred in Other
Retail and amounted to $1,906,000.
(iv) Other business groups experiencing
significant leakage were Home
Furnishings, Building Materials, Other Retail, All Other Outlets and
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I Service Stations.
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FIGURE E12
EXPECTED RETAIL SALES IN CARLSBAD
Carlsbad Sales Excc
Carlsbad County Pattern1 C
San Diego if it followed S
($000s) ($000s) ($000s) (
Apparel $ 117,435 $ 4,036 $ 1,290 $
- Kind of Business County
B General Merchandise 414,258 15,185 4,553
8 Food 184,151 2,272 2 , 024
Drugs (64,101) D D
1 Package Liquor (57,515) D D
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I Automobile & Supplies (421 , 306) D D
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Eating and Drinking 236,794 2,918 2 , 602
114,542 793 1,258 Home Furnishings -
Building Material 122,865 689 1,350 -
Service Stations 42 , 443 458 466 -
Other Retail 542,922 4,061 5,967 -
756,397 7,350 8,313 -
TOTAL $2,531,807 $37,762 $27,823 $
- 8 ~11 Other Outlets
Standard Note: (D) Withheld to avoid disclosure; totals included
"Other Retail". Figures in parenthesis in Column
non-additive.
Source: Compiled from State Board of Equalization and San Diego C I
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1 20btained by subtracting Column 3 from Column 2.
of Commerce, Economic Research Bureau Data for 1971.
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Obtained by multiplying each element in column 1 by the percent o
Diego County's population living in Carlsbad in 1971 or (15,517)/
0.0109911.
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~$000,000) 8 40
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RETAIL SALES DISTRIBUTION, CAIiLSBAD - 1966 AND 1971
$37,762,000
-
General Merchandi
Apparel
-
Other Retail
-
All Other Outlets
Growth Home Furnishings
Food
Eating & Drinkinc
L Growth Building Material __----- Service Stations
1966 1971
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I FigureE12 indicates that Carlsbad's strengths--and th
are very dominant--are represented in two business groups,
while Carlsbad's weaknesses are spread among five establis
ment groups. The strong retail areas, General Merchandise
and Apparel, are both regionally oriented.
Figure E13 shows graphically the comparative distribut
of retail sales businesses in Carlsbad in 1966 and 1971.
data shows both the actual growth in sa:Les for each type o
business and also the rate of growth for each business gro
As will be seen, General xerchandise, Apparel, Other Retai
and All Other Outlets were represented :in the fast growth
sector; Home Furnishings, Food and Eating and Drinking
reflected moderate growth while Service Stations and Build
Materials produced only a slow rate of growth. If Carlsba
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is to obtain a more balanced retail profile, it must activ
plan for CBD development, additional shopping centers and
expanded services and highway oriented commercial to encou
the growth of lagging retail sectors.
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The Carlsbad-Oceanside-Vista labor market which contE
a population of approximately 90,000 will experience a foy
increase to 360,000 within the next 20 years. A consumer
tion of this magnitude will demand not (only a correspondir
increase in the primary business groups but also a greatlq
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expanded comparison and specialty shopping and business sf
Carlsbad is strategically located to provide the focus fox I expanding labor market. The Lake Calavera Hills develor
has the potential of generating a consumer market of up tc
people and of contributing 60 million dollars in wages.
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H. Summary of Conclusions
* The City of Carlsbad is strategically located to serve
as the marketing center for the North County Major
Statistical Area. Its location in proximity to the Cc
and the expanding freeway network makes Carlshad a mo:
desirable place to live and work. I
* The City has already demonstrated a. dramatic take-off
in the trade and service sectors which can be conside: I of regional significance.
* An expanded industrial base for industries which prov
higher wages than the present base average for the Ci
can be developed.
I * The productivity of Carlsbad' s industries , measured ii
terms of value added per employee, has increased. Sim
the percent of Carlsbad's disposable income retained 1
the City shows a very healthy position. The percent
of population gainfully employed has substantially in I over the period 1960-1973.
* The projected fourfold increase in Carlsbad's populat
contains major implications for development and diver
cation of the City's economic base.
I * Additional industries will provide a nearby source of
employment for Carlsbad's residents. Similarly, incr
industrial employment in the City will generate incre
business volumes in other sectors of the economy.
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I. Lake Calavera Hills in the Context of Carlsbad's Eco
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In the context of leading growth indicators for the
of Carlsbad, the planned development of the Lake Calavera
Hills 6evelopment will provide a major infusion of popula
employment and capital into the City. The proposed devel
when completed will generate a population of some 11,600
a labor force potential of 4,200 workers. 1
The tax revenues which can be expected after full dc
of the Lake Calavera Hills project indicate the followins
possibilities:
* 4,200 dwelling units x estimated average market
value of $30,000 = $126 million investment 1 (excluding personal property).
1 value = $31.5 million. * Assessed value assumed at 25 percent of market
* Tax rate assumed for all taxing agencies = $11.6:
per $100 assessed valuation.
* Annual tax revenue estimated at $3,700,000
(It should be noted that these figures do not incluc
service charges which may be required for water an( sewers.)
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Assuming that 36 percent of the -population will be
labor force, 4,200 workers will contribute approximately
million in wages based on the 1970 median family income. I Buying power of the residents in the Lake Calavera
Development is estimated to be:
* Assume minimum annual income per dwelling unit a
40 percent of dwelling unit cost $30,000 x 40
percent = $12,000.
* Assume disposable income at 70 percent of gross
70 percent x $12,000 = $8,400 per dwelling unit.
Disposable income generated annually by resident *
of Lake Calavera Hills Community - $35 million.
*******
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1 LAKE CALAVERA HILLS COST-REVENUE: ANALYSIS
--PROPOSITION 13 SUPPLEMEN'J--
Prepared For
The City of Carlsbad
August 1978
THE LEVANDER COMPANY. iric
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1 INDEX
Page Number
1 1. SUMMARY.. . . . . . . . . . . . e a a
2. PRINCIPAL PROVISIONS OF PROPOSITION 13 AND 4
RELATED LEGISLATION . . . . . . . . . . . . . . .
5 3. SOME GENERAL IMPLICATIONS OF PROPOSITION 13 . . .
8 4. REVIEWS OF INDIVIDUAL AGENCIES. . . . . . . . . .
8 (1) City.. . . . . . . . . . . . . . . . . . . .
12 (2) Water. . . . . . . . . . . . . . . . . . . .
13 (3) Schools . . . . . . . . . . . . . . . . . . .
14 (4) Sanitation. . . . . . . . . . . . . . . . . .
14 (5) Parks. . . . . . . . . . . . . . . . . . . .
15 5. . SOURCES OF DATA . , . . . . . . . . . . . . . . .
EXH I B ITS
1 PROJECT MAP . . . . . . . . . . . . . . . . . . .
2 ANNUAL HOMEOWNER COST COMPARISONS . . . . . . . .
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3 COST- REVENUE COMPARISON- -"STABLE YEAR" AFTER 10
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1 FULL DEVELOPMENT--PER-CAPITA ITEMS. . . . . .
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1 MEMORANDUM
City of Carlsbad
TO Attention: Mr. Mike Zander DATE August i
FROM Dale H. Levander ti 258
SUBJECT LAKE CALAVERA HILLS COST-REVENUE ANALYSIS-- PROPOSITION 13 SUPPLEMENT
At the request of the City of C rlsbad, we have prepared this supplement
to our report of last October.c7 In this report, we evaluated the poten
impacts of the prospective 808-acre Lake Calavera Hills residential deve ment project on local governmental finances. Exhibit 1 identifies this project.
The basic purpose of our work was to assist community leadership in judg the desirability of the project, as part of a broader general plan revie 1 process.
The results of this work were documented in a summary report of 76 pages and a technical supplement of more than 300 pages. Our analysis reviewt
financial impacts of the project upon the City of Carlsbad, the Carlsbac Municipal Water District, the Carlsbad Unified School District, and sanitation and parks activities which might be the subject of special assessment districts outside the City's current structure.
In the supplemental analysis, our purpose has been to determine to what
extent Proposition 13 may have altered the basic findings and conclusior reached in the October report. In this analysis, we have confined our c to a review of Proposition 13 impacts only. We have not attempted to r estimate cost and revenue factors, reflecting inflation and other chang
which have occurred since then, exclusive of Proposition 13. This is n full update of the other report.
1. SUMMARY CONCLUSIONS
Regarding the several agencies under study, we offer the following sumn
concl us i ons :
o City. In our judgement, Proposition 13 does not alter the basic cost-revenue relationships displayed in the
earlier October report. Revenues directly attributable to Lake Calavera Hills development remain above costs
- a,/ Lake Calavera Hills Cost-Revenue Analysis, prepared by Levander,
Partridge & Lnderson, Inc. (name of firm prior to January 1978).
THE LEVANDER COhlPANY, INC
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directly attributable. However, an estimated revenue reduction of about $42 per capita will significantly
reduce the margi n of revenues over costs--from about
$55 per capita to about $13 per capita.2' The basic
question now as before is the extent to which the
community percei ves the necessity for new development to
cover not only directly attributable costs (which are
termed "variable" in the analysis) but also costs which are not directly attributable (termed "fixed" in the
analysis). such factors as pressures for added City services i rrespecti ve of growth, need for residential neighborhoods
to support the community at large irrespective of
political boundaries, and other matters of this sort. Basically, we believe that this analysis provides sub- stantial argument that if development were justified on a
pre-13 basis, it is now.
o Water and Sanitation. Enterprise operations such as water
and sanitation will face no major problem as a result of Proposition 13, because of their capability of obtaining adequate revenues through service charges and hook-up (buy in) fees.
This is a very complex question, involving
o Schools. While Proposition 13 will impact schools adverse1
this impact will be no more in Lake Calavera Hills than it
will be in the community at large. The principal problem remains the provision of adequate 1 ong-term capital facilities.
additior,al facilities will be required. These requirement: appear to be solvable through developer-district cooperatic
A1 though there is no short-range problem, 1
o Parks. Provision of parks will not be impacted adversely if the developer's plan for use of a special assessment district is employed.
In this and most other cost-revenue analyses, a major concern analyzed i
extent to which new development will have favorable or adverse impacts upon existing residents. However, a corollary concern is that of the at of the new residents to pay. In this regard, the prior analysis indica adverse situation for the new homeowner; nor does the existing analysis On the contrary, property tax savings from Proposition 13 should enable
these new homeowners to be able to afford to pay more "front end" costs
public infrastructure required by their development (schools, parks, st
pub1 ic buildings, etc.) . Thus, we see no major problem in the impositi
greater user and capital charges upon future homeowners, as a1 ternate
sources of revenue to those used heretofore.
- a/ The above $13 per capita margin indicated for the City is conservat
in that it does riot take into consideration potential cost reductic and revenue increases now under study as a result of Proposition 13
and particularly greater user fees and possibly state subventions.
THE LEVANDER COMPANY. P.:
economics and rna,?zjemenf consdants
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1 2. PRINCIPAL PROVISIONS OF PROPOS~TION 13 AND !ELATED LEGISLATION
Provisions are not totally clear at this time, because of need for additic
legal clarification. However, it would appear that the following provisic
of importance will apply:
The property tax is limited to 1% of fair o Maximum Tax Rate.
market value, which equates to a maximm tax of $4.00 per $1 00 assessed Val uati on. However, exi ;ti ng bond repayment commitments can be added to the $4.00. The $4.00 tax rate compares to last year's rates throughout California ranging
from roughly $8.00 to $15.00. In Carlsbad, last year's
combined rate for all taxing agencies was about $10.62, including about 50$ for bond purposes.
present maximum is equal to about 40% of last year's rate,
excl usi ve of bond i terns.
Thus the $4.00
o Assessed Value Base and Increases. Property taxes will be
against assessed value per the 1975-76 tax rolls, with an
a1 lowable annual escallation of 2% maximum. Improvements not on the 1975-76 rolls will be based upon their first- year rolls, subject to the same 2% annual increase. In the event of property sales or other transfers (excluding intra-family transfers), taxes can be computed on the basis
of current value. additions to assessment rolls will arise only through new
construction, inasmuch as the 2% factor is considerably
below present and potential inflationdry rates.
required for new revenues intended as alternates to propert
tax loss. However, it is our understanding that increases
in existing revenue sources will be permitted, such as
business license fees, user charges for water and other services, and assessment district charges. This is a rathf complex matter which requires further legal clarification.
o Additional Bonding Overrides. It is our understanding tha-
overrides to the $4.00 maximum property tax rate are
permissable with two-thirds voter approval , for bonding an( other purposes.
This means essentially that major
o Replacement Revenue. A two-thirds voter approval will be
Another important aspect arising from passage of Proposition 13 is the
distribution of surplus to cities for fiscal year 1978-79. Nithin the
month after passage of Proposition 13, the legisldture decided to
appropriate $250 million of state surplus to cities within the state
through a formula keyed to allocating surplus on the basis of tax reve
lost, based upon prior year's experience. In this respect, preliminary
estimates by the League of California Cities indi1:ated that Carlsbad wa to receive an estimated $722,000, equal to roughly 528 per capita. In
comparison, the per-capita average for all cities within the state is a imately $16 and thus Carlsbad would receive a greater per-capita figure
average. On the other hand, some cities would receive even higher i
THE LEVANDER COMPANY, INC
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allocations. For example, the City of Los Angeles is estimated to receivc
approximately $39 per capita.
cities with higher tax rates inasmuch as these would be the cities most severely hurt by the 1% limitation.
These were the basic allocation considerations.
utilization of City surplus. The post-13 law stated that any cities with current general fund surplus in excess of 5% of last year’s total general fund revenues would be penalized in an allocation to the extent of one-th of this surplus. Many cities have taken exception to this requirement, a
it is now the subject of legal action. It is our understanding that Carl
has a significant surplus, and may not choose to accept the State’s alloc on this basis.
A broader question concerns what will happen beyond 1978-79. In our viev
there is a considerable possibility that the State will devise some form
additional subvention which will essentially take the place of the “one-: surplus distribution this year (even though there may be an almost equal state surplus occurring by the end of this fiscal year, available for ne,
year). Most likely such a future subvention would be based on a variety
factors; and given sufficient time, the legislature could quite probably
introduce a number of social and economic factors into the distribution Whatever the specific formula which might be used, it is quite likely th
population would be a significant factor. However, we cannot predict at
point in time to what extent. In this analysis, we have acknowledged th potential subvention revenue, but we have not included it in the specifi
In a similar manner, the Legislature set aside major funds for distribut to school and community college districts, and also funds for distributi
to speci a1 di stri cts (fi re, water, sani tation, etc. ) .
In effect, the allocation formula favored
Another major provision
the post-13 law, subject to considerable current controversy, dealt with
I numerical computations.
3. SOME GENERAL IMPLICATIONS OF PROPOSITION 13
There is considerable current discussion both statewide and nationally concerning the true meaning of Proposition 13. broad mandate for significant cost cutting in government. Others see it as an adverse social reaction, aimed at discrimination against minoritic
and the poor. protection. In this respect, still others see inequities in the law cor
ing renters, and others see need for limiting the law to residential benefactors only, i n effect el imi nati ng comerci ai and i ndustri a1 enter] from Proposition 13 benefits. These are all very complex questions beii
addressed today.
matters. necessary to address these broader issues. Rather, we have confined ou
analysis to financial impacts of the law as it can be determined today, irrespective of the broader philosophic questions.
Some people see it as a
Others see the law more simplistically as homeowner
We certainly do not have the answers to all of these Yet from our standpoint in this analysis, we believe that it
THE LEVANDER COMPANY, INC
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Nevertheless, Proposition 13 is clearly impacting itself upon government1
agencies of all types throughout the state in two major forms, as follow
o There is a significant move to increase revenues through user charges, both for operational and capital purposes.
This in effect is a move towards a greater "user pay" philosophy. It is a lessening of the doctrine which has been growing throughout our nation during the past 50 years i nvol vi ng greater and greater progressive taxation.
Currently, these same agencies are to find means to reduce costs. cost reduction was expressed by the Council through
appointment of a Proposition 13 Implementation Advisory Committee shortly after passage of Proposition 13, whose
report of July 18 we have read.
o In the City of Carlsbad the desire for potential
Beyond these questions of local government finances, we believe that Pro
13 has a rather broad implication upon the homeowner'^ ability to pay fo services. In the past, with high property taxation of single-family horr
there has been considerable argument against imposition of major "buy-in fees by sewer districts, water districts, school districts, and other
governmental agencies. This factor has been of varying importance in differing jurisdictions; yet our experience suggest that it has clearly of significance in the past.
With the savings in property tax created by passage of Proposition 13, c preliminary financial estimates show that the homeowner now has a great€ capability to pay for physical facilities than he had in the past. To illustrate this point, we have prepared Exhi bit 2,. This exhibit compare the tax savings from Proposition 13 for typical owners of $60,000 and $1 homes to assessment district costs, were we to assume that all governmer infrastructure were to be paid by the new homeowner on the basis of 25 j
bonds. In several jurisdictions, such an assessment district arrangemer has been approached. Irrespective, the figures show that tax savings fc a $60,000 home wou7d be more than sufficient to pay for total infrastruc
which we compute for the average situation to be in the range of $5,000
$6,000 per unit. This infrastructure cost would include total cost of 5 facilities, streets (not provided by developer), government buildings, F sanitation, and water facilities, etc.
We are not recommending institution of such an assessment district at tk time. Rather we use Exhibit 2 as an illustration of the greater capabi' of the homeowner to pay his way, now that Proposition 13 has been passel I
THE LEVANDER COMPANY, INC I economics and management consultants
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4. - REVIEWS OF INDIVIDUAL AGENCIES
In our October report, we considered five local governmental agencies:
o City of Carlsbad.
o Sanitation. I o Parks.
o Water.
o Schools.
Water serviGe will be provided by the Carlsbad Municipal Water District inasmuch as Lake Calavera Hills is in its service area, even though the
City of Carlsbad has a water department operating elsewhere in the City School service is provided by the Carlsbad Unified School District. Sal
facilities have been broken out as a separate element because of the possibility of establishment of a separate wastewater reclamation plant the Lake Calavera Hills site, and possible establishment of a special assessment district. Parks have been similarly broken out from city se
because of the possibility of a special assessment district to pay for f aci 1 i ti es .
(1 1 City
In this and the prior analysis, we evaluated the following major functi in terms of City financial impacts:
o Pol i ce Protecti on.
1 o Fire Protection.
o Streets.
o Development-Related Departments (Building, Engineering, and Planning activities related to new development). 1 o Library.
o Recreati on (excl udi ng Parks).
o General Government. )
o Government Buildings. ) 1 Administration
AS discussed, other City functions of parks, sanitation, and water wer considered elsewhere.
THE LEVANDER COMPANY, INC
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The only financial impact of Proposition 13 on City finances for which projections can be made at this time is property tax loss. Prior to
passage of Proposition 13, Carlsbad tax rate was $1.90, of which 12~ was for bonds. Its General Fund rate was $1.78. Correspondingly, the combined tax rate for the city as a whole was approximately $10.62 (per Lake Calavera Hills property statements). Of this amount, approximately 62$ (preliminary) was for bonds.
tax rate of $4.00 is approximately 40% of the old rate exclusive of bond: On this basis we project that 1978-79 taxes for the City of Carlsbad wil'
be approximately 40% of those which would have occurred without Propositi( 13, This estimate is preliminary. Final determination must await detai
computations by the County. As a check of the 40% figure, City staff es
that taxes to be received in 1978-79 will be approximately 35% of those
would have been received otherwise. The 5% differential (35% versus 40%
is possibly accounted for by a lower tax base, res)ulting from having to go back to 1975-76 tax rolls (plus 2% per year) for most properties.
Immediately upon passage of Proposition 13, a number of cities throughou the state chose to move forward with additional revenue measures, includ increased business license fees, apartment fees, etc. However, Carlsbad did not do so. However, as noted earlier the Council did move against
the cost side in an exploratory manner by appointment of the Proposition Implementation Advisory Comi ttee, which issued its report on July 18. have reviewed this report, which basically identifies and prioritizes a
number of cost-cutting possibilities. However, to the best of our know1 no specific cost-cutting actions have been effected.
analysis no specific cost reductions are assumed.
ref1 ected i n our earl i er report prevai 1 s.
On the revenue side, it is our understanding that City staff is current1
exploring greater user charges. However, as with cost cutting, we are utilizing figures from the October report for revenue generation, wi the exception of property taxes.
The principal exhibit of our October report covering revenue-cost impact of Lake Calavera Hills was presented as Exhibit 13. In this supplementa analysis, we have updated this earlier Exhibit 13 as Exhibit 3 which fol this page. this time:
As a consequence, the new combined
Thus, in this
Rather cost analysis
This exhibit contains several terms which we want to define
o Direct Revenues. Those revenues which can be directly
o Variable Costs. Those costs which cdn be directly attribu.
attributable to new development.
to new development--which "vary" quite directly with new de vel opmen t .
Fixed Costs. new development, but which for the most part reflect City- wide administrative overhead. These costs include both operating and capital i tems, and thus are not to be confust with some industry terminology involving "fixed" assets.
o Those costs which do not vary directly with
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0 Margin. The difference between direct rever,;Jes and
variable costs.
As seen, total Proposition 13 property tax loss (baijed upgn the foregoin! 60% loss estimate) is estimated at $41.94. Accordingly, direct revenues attributable to Lake Calavera Hills are reduced froin $132.90 per capita to $90.96.
The margin between these direct revenues and variable costs is reduced
from $55.20 per capita to $13.26.
that a margin still exists.
The exhibit indicates that the basic Lake Calavera Hills cost-revenue
picture remains unchanged after Proposition 13, in the sense that direct
revenues will continue to exceed variable costs. However, as before, th will not cover estimated fixed costs, which may or may not be spent, inasmuch as their determination is often a matter clf policy decision
as opposed to measurable increase in need. conclusions indicated in the October report, it seems to us that the figures in Exhibit 3 provide substantial basis for arguing that if
development were justified prior to Proposition 1,3!, it is justified now,
The only major argument against this conclusion which we can see would be if 1eadershi.p felt the prior margin provided a required margin of sa: or contingency reserve, whereas the new margin did not. This is a mattt for i ndi vi dual 1 eadershi p deci s ion.
Further argument towards this conclusion would be drawn from the three .
arrows shown in Exhibit 3, which reflect the following:
Irrespective, these revenues remain above the directly identifiable variable costs of Lake Calavera Hills, estimted at $77.70.
Nevertheless, we believe it significa 1
Without totally restating
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o Upward pressures for more user revenues, which should increase those revenues directly attributable to Lake
Cal avera Hi1 1 s .
Possible significant state subventions, a portion of which would nost likely be on a per-capita. basis, and thus direc attributable to Lake Calavera Hills.
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o Downward pressures for lower costs, which would reduce
Lake Cal avera Hi1 1 s vari ab1 e costs estimates.
As discussed earlier, in this analysis we have not assigr,ed dollar vali to these potential revenue increases and cost reductions. Yet, they SI be acknowledged.
In the course of our discussions with City officia.1s and elsewhere, we identified a nurnber of potential revenue increases, including:
o Full recovery of costs involved in all new d2velopment
processing.
Increase in Finance Department charges to the trash collei
contractor, to cover billing and accounting activities, w' o
we understand may not be recovered fully at this timel
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o Additional charges to the trash collection contractor for
o Increase of weed abatement overhead charges, to ensure
o Increase in business license fees.
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full recovery of City supervision , if necessary.
full recovery of City supervision , if necessary.
Increase in utility franchise fees.
This list is by no means complete, but it illustrates potential revenues which can be raised without Proposition 13 two-thirds voter approval
requirement.
Regarding fees to cover new development activities, we stated in the
October report that it appears that current fees cover current costs. H as also stated in the October report, this judgement was based upon very rough cost and revenue estimates necessitated because of the lack of
detailed cost accounting in City records. We suggest that the City ador a policy for full recovery, and that it implement necessary accounting n to ensure that this policy is executed. In this respect, there is obvic need for a practical limit of accounting, so that the costs of accountir do not outweigh the benefits gained.
In a similar manner through discussions with City personnel, review of 1
Proposition 13 committee report, and work el sewhere, we have i denti fied number of cost cutting opportunities. We have not discussed these in tt
report, but thejr potential is clearly evident to city staff and leader: which has been documented to a considerable degree already.
This should be achievable.
Water (2)
As discussed in the October report, water services will be provided by Carlsbad Municipal Water District. Basically, this is a self-sufficien enterprise. Last year, the total property tax rate applicable to Lake Calavera Hills was 49@, comprised of 14t general fund (which is subject Proposition 13 reduction) and 35t bond repayment (not subject to Propos 13 reduction). Thus, we estimate that total property tax reduction as
result of Proposition 13 will be an approximate 8.40 loss (60% of 14t). upon last year's assessed values, this loss amounts to approximately $: per year, which is equal to about 7.7% of last year's water sales rever If we assume that this tax loss is made up through higher water costs (
the District has the option to do), the residential water rate would hi be raised from 33c per water unit (100 cubic feet) to approximately 35 For a typical homeowner utilizing 500 gallons per day, which is equal
, about 20 water units per month, the resultant increase would be about per month. We see no major problem in such an increase, particularly in view of the aforementioned major tax-savings to the typical homeown I
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In terms of establishment of new bonds for an improvement district, Prop( 13 will make this much more difficult. However, the District has an
available option of hookup charges, which it has been studying for the pi year, charges which are quite common in many districts throughout the st; Such charges at the level of $500 to $800 per unit typically more than pl for the capital cost requirements of the system. We see no difficulty o
establishment of this means for capital recoupment.
In summary, Proposition 13 will have relatively minor impact upon the District, and it will not adversely affect Lake Calavera Hills ability t
pay its own way. Lake Calavera Hills will not adversely impact the bala of the community in terms of water service finances.
(3) Schools
The principal impact of Proposition 13 on the Carlsbad Unified School Di has been to reduce total revenues of the District by approximately 10% over what they would have been otherwise. This total reduction amounts approximately $800,000 during 1978-79. Another impact is that the Disti has lost its 10% permissive override, which probably cannot be made up .
' use of the general fund, because of shortages there. Another impact is that Propositi on 13 has essentially negated the opportunity for the District to utilize lease-purchase arrangements for financing capital facilities. Such lease-purchases have become a gl-owing means of financ.
throughout Cal i fornia, because of the requirement that only a majority \
approval be obtained. However, with heavy pressures on the ger;eral fun, lease-payment revenues would almost surely require a special revenue so an override--which in turn require a two-thirds voter approval. Thus 1 purchase approval would in effect become identical to bonding approval -
two-thirds requirement ?'n either case.
Thus, Proposition 13 has had a negative impact upon the District. Howe
in terms of operating revenues, Proposition 13 is not a negative factor terms of Lake Calavera Hill 's impacts. This is because the principal 5
of operating revenues is increasingly the State, through the subventior have been and will continue to be based primarily upon average daily at (ADA). Thus, funds will become available for Lake Calavera Hills studc proportion to the cornunity at large. Further, growth in the district maintenance of existing levels of enrollment) can create certain operat efficiencies, as discussed in the October report. In this respect, avE teacher salaries are reduced by growth , because proportionally fewer tc
reach the high end of the salary step chart.
Regarding facilities requirements, the District appears to be in reasoi good condition for the next several years. A new Kelly School is undei construction to serve the area surrounding Lake Calavera Hills. This I is being built upon a 7.3 acre site near the project. It will contain
classrooms initially, which can accomodate up to 360 (and possibly mo students. Additional classrooms can be added to the site through use ( relocatables, creating a potential 600 to 800-student capacity.
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Capacity is also available at junior and senior high schools. The junior
school has a capacity of 900 students with an enrolllment of about 650 ex1
during the next year. The high school has a capac-ity of 1,800 versus an
enrollment in the range of 1,500 to 1,600 next year.
There has not been significant enrollment growth in the District in the i
several years because of declining household size trends, and also very
ION student generation in some of the newer tracts (such as Seaport and Spinnaker Hi 11 ) . Neverthel ess , we are basing projections upon those i 11 I in the October report. Accordingly, there will be requirement for new s(
construction to serve Lake Calavera Hills at some point within five year! However, there is no immediate problem.
Concerning capital facilities , Proposition 13 does not signficantly a1 te outlook over that of the October report one way or the other. State aid
financing during the past several years has provided virtually nothing f capital facility outlays. Such outlays have had to depend upon a combin
of bonding and lease purchase arrangements, the former with two-thirds v approval and the latter with 50%. As noted earlier, lease-purchase arra
ments are essentially equivalent to bonding at this point in time. to new facility construction will unquestionably lie either in some form
of state aid adjustment geared to capital provision, or in cooperation b
the developer and school districts.
Provision Of adequate school facilities will be a long-term problem to b~
faced. However, this problem appears solvable through cooperation betwel the developer and the school district. The previously mentioned greater
ability of residents to pay for infrastructure as a result of Propositioi
tax savings should assist in this regard.
The
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1 (4) Sanitation
We judge that Proposition 13 will not significantly alter Lake Calavera impact upon sanitation service. This is because provision of sanitation service is quite similar to that provision of water service. essentially an enterprise operation. capital costs can be handled through service charges. Also capital requ
ments can be handled through hookup charges.
secure financial self-sufficiency.
It is Operating costs and all or a part
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These can be adjusted to
Parks (5)
Our consideration of parks involves only physical facilities and their
maintenance. The recreational function i s covered under City services , I discussed above.
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As noted in the October report, we evaluated parks under two potential financial a1 ternati ves :
o Special assessment district, which would pay park maintenar
and possibly pay for capital amortization as well.
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1 o Existing City operating format.
If the special asse5sment district financing route is employed, Propositi
13 should not have a major impact upon Lake Calavera Hills. This is bec; such assessment district financing is outside the framework of property
taxation, and can be employed in any respect.
requiring the City to provide capital improvements and maintenance, this will place additional pressures upon the City, possibly requiring a two-
thirds override approval. As a consequence, we believe that Proposition
13 argues for the use of the special assessment district procedure to
If it is not utilized,
1 finance parks.
I 5. SOURCES OF DATA
In the conduct of this analysis, we have obtained information from a var of sources. Executives of the several agencies involved have been inter including the following:
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o Paul Bussey, City Manager, City of Cdrlsbad. o James Hagaman, Planning Director, City of Carlsbad. o Mike Zander, Project Planner, City of Carlsbad. o Ron Beckman, Director of Public Works, City of Carlsbad. o Roger Greer, Superintendent of Streets and Utilities, City
o James Elliott, Finance Department, City of Carlsbad. o Robert Crawford, Superintendent, Carlsbad Unified School
o Glen Whitener, Business Manager, Carlsbad Unified School
o Jack Kubota, District Engineer, Carlsbad Municipal Water
of Carlsbad.
District.
Di strict.
Di strict.
In addition, we discussed the current status of the Lake Calavera Hills project with Roy Ward, a principal executive of the development firm.
we reviewed a considerable amount of material on Proposition 13 provide the League of California Cities, and reviewed twci special reports prepa
during the past two months:
o Report of the Proposition 13 Implementation Advisory
o Report of the Pupil Growth Study Committee (Carlsbad
Corninittee (City of Carlsbad) dated July 18, 1978.
Unified School District) dated June 28, 1978.
Also, we have drawn upon our past experience and general familiarity w
city finances, including work in recent months in the preparation of t\
1978-79 budgets (for the City of Maywood and the South Gate Redeveloprnt Agency).
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LAKE CALAYERA HILLS COST-REVENUE ANALYSIS
--Summary Report--
Prepared for
The City of Carlsbad
October I977
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1 levander, partridge & anderson, inc. 336 tejon p ace palosverdes estates California 90274, 121 3) 373 69
I October 17, 1977 #217
City of Carl sbad
Carlsbad, CA 92008
Attention: Mr. James C. Hagaman, Planning Director
Gen tl emen :
Ne are pleased to submit this sumary report of our cost-revenue analysis of the proposed Lake Calavera Hills project. present a brief summary of major project features and our principal findinc and conclusions regarding financial impacts on three local agencies--the City of Carlsbad, the Carlsbad Municipal Water District, and the Carlsbad Unified School District.
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1. PROJECT FEATURES
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Lake Calavera Hills is a proposed 808-acre project primarily resider in nature. The master plan specifies 3,452 residential units, whicl we estimate will accommodate approximately 10,000 residents, incl ud- 2,400 students (Kindergarten through 12th grade). The developer ha! indicated that actual development may be limited to 2,100 to 2,400
The project also calls for a ten-acre comnercial center, four parks containing 25 acres, and three school sites (two ten-acre elementar sites and one 20-acre junior high site). Other elements include
2.9 miles of arterial streets (College, Elm, and Tamarack) , and 19. miles of local streets (preliminary estimate), 116 acres of open space, and a package sanitation plant to service the project.
project is planned for three phases. Detailed site plans to date The
cover only a first increment of 138 units.
1 2. MARKET EVALUATION
We judge that an appropriate mid-range estimate for project build-c is approximately ten years. However, realistically absorption coul
occur in a five to 15-year period, depending particularly upon the
number and quality of individual builders used in the project and
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specific competition to be encountered. should be above current City levels, but 10% to 15% below La Costa. We estimate that pricing in 1977 dollars--not considering inflation
will average $80,000 for estate single-family units, regular tract single-family units, and $45,000 for condominium/PUD units. Rental apartments will carry an average market value of $20
per unit .
In our judgement, there is sufficient market for the planned ten-ac commercial center. In fact, we judge there is support for double tc triple that amount within a ten to 15-year period. Valuation of th
ten-acre comercial center (in 1977 dollars) is estimated at $5 mil
Total valuation of new development is estimated at about $190 milli
Residential unit pricing
$60,000 for
3. FINANCIAL IMPACTS--CITY OF CARLSBAD
In the analysis of City finances, we have excluded consideration
of sanitation, water, and parks services. Sanitation and parks have been considered separately because of possible use of speciai assessment district arrangements. Water has been excluded because this service will not be provided by the City.
We conclude that revenues generated by Lake Calavera Hills will cover direct or "variable" costs imposed by new residents, structur
etc. However, it will not cover all costs, if administration and certain other currently somewhat "fixed" costs keep pace percentage with their "variable" counterparts, However, this same situation p with existing residences. Basically, our analysis suggests that if the City wants continued residential developmient, Lake Calavera Hi1
is an appropriate project. It will provide better financial return than existing residential areas because of higher-valued homes and higher income residents (on average). On the other hand, if the
,City requires total financial self-sufficiency (coverage of both
appropriate, nor will most other projects in the City.
We believe the judgement of acceptability of the project can be bas on the analysis of the project with its specified 3,452 residential units, three phases, and ten acres of commercial center. Possible
variations in numbers of units, phasing, and commercial center sizi are of minor consequence in judging the acceptability of the projec from a financial standpoint.
variable and fixed costs), then Lake Calavera Hills will not be
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I 4. FINANCIAL IMPACTS--SANITATION
Our analysis has considered two a1 ternatives--( 1) employment of a
separate package wastewater treatment plant at Lake Calavera Hills and (2) continued use of Encina. feasibility of the package plant nor expansion timetable capabilities of Encina. Our review has been financial only. In this respect, estimates derived indicate relatively little difference in capital cost and operating cost requirements for the two alternatives. Monthly service fees will be higher than the present $2 per unit level in either case because of requirement for secondary treatment
and possibly a 1/30 replacement cost reserve. In any event, we judge that sanitation financial impacts are not a major consideration in th
Lake Calavera Hills evaluation.
We have not evaluated physical
5. FINANCIAL IMPACTS--PARKS
3ere we have considered operation under existing City arrangements and also possible use of an assessment district to pay for maintenanc costs (and possibly capital costs). Our analysis suggest that use of the maintenance district will result in either favorable or at least break-even finances for the City. Fund arrangement will probably be a slightly adverse factor, but
not of major proportions.
The 25 acres of parks specified for Lake Calavera Hills is roughly
2.5 times existing levels of finished City parks on a per-capita basis. Also, the parks at Lake Calavera Hills will probably be used by residents beyond the project.
Use of the existing General
6. FINANCIAL IMPACTS--WATER
9ur analysis indicates that Lake Calavera Hills should have a favorat financial impact on the Carlsbad Municipal Water District. An opera1 ing surplus of $218,000 per year is projected after full project bui' out. Capital costs should not be an adverse factor. I
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7. FINANCIAL IMPACTS--SCHOOLS
Lake Cal avera Hi 11 s will have essential ly a break-even impact on operating costs and revenues. State aid legislation largely dictat this situation. However, the project will require significant new
school facilities, In the near term, adequate school facilities ca provided through use of portables at existing school sites. In the long term new schools will be required. If the District requires 1
permanent faci 1 i ties, costs will be high--roughly $3,501) per reside unit at Lake Calavera Hills. There appear to be appropriate lower-
alternatives, involving some degree of permanent facilities and USE portables. In our judgement, there is capability to meet new schoc needs through a combination of use of portables, developer contri- butions, and District resources. The developer is currently workir with the District to gain an approved working arrangement to meet 1 Calavera Hi I1 s needs. 1
Additional discussion of these summary points is found in the body of the
report and also in an extensive Technical Supplement unaer sepzraie cover We appreciate having had the opportunity to work on this most interesting
assignment, and sincerely hope our work proves of value to the City of Car
*Respectfully submitted,
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I Dale H. Levander
DHL: sf
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I TABLE OF CONTENTS
P; -
Introduction
I. PROJECT DESCRIPTION
1. Location and Size. ...................
2. Landuse.. ...................... 3. Residential Units. ...................
4. Population and School Enrollment ............ 5. Phasing.. ....................... I
6. Arterial Streets .................... 7. Public Facilities. ................... 8. Number of Individual Builders. .............
11. MARKET EVALUATION
1. Economic Setting ....................
3. Individual Bui 1 der Expectations. ............ 4. Projected Residential Absorption ............ 5. Estimated Residential Values ..............
6. Resident Characteristics 7. Projected Commercial Absorption. ............
8. Commercial Center Valuation. ..............
2. Housing Activity Pools .................
................
1 111. FINANCIAL IMPACTS--CITY OF CARLSBAD
1. Services Analyzed. ................... 2. Review of Current City Finances. ............
3.
4. Lake Calavera Hills Cost Factors ............
5. Stable-Year Projections--Per-Capita Cost Items ..... 6. 20-Year Projections. ..................
7. Impacts of Possible Development Plan Variations. . , . , 8. Conclusions. .........................
Lake Calavera Hills Revenue Factors. ..........
IV. FINANCIAL IMPACTS--SANITATION
1 . A1 terna ti ves Analyzed. ................. 2. Capacity Requirements. .................
3. Capital Costs. 4. Operating Costs. .................... 5. Revenues .........................
6. Conclusions.
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Pa
V. FINANCIAL IMPACTS--PARKS
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............... .............. 1 . 2. Park Acreage and Phasing ................... 5 3. Capital Costs. 4. Operating Costs. ..................
5. Revenues 6. Conclusions. ....................
A1 ternati ves Analyzed.
......................
VI. FINANCIAL IMPACTS--WATER
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1. Serving Agency ................... 2. Water Requirements .................
4. Capital Costs and Revenues .............
5. Operating Revenues and Costs ............
3. Water Capacity and Availability. ..........
6. Concl usi ons .....................
VII. FINANCIAL IMPACTS--SCHOOLS
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1. Serving Agency ................... 2. Lake Calavera Hills Student Generation ....... 3. Existing and Future Schools. ............
5. Capital Costs and Funding. .............
6. Operating Revenues and Costs ............
4. Lake Calavera Hills Assessed Valuation .......
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I 7. Concl usions. .................... I EXH I BITS
1. Project Map. ....................
2. Landuse.. .................... 3. Residential Unit Maximum Comparisons ........
4. 5. Average Annual Population Increase .........
6. Projected Annual Housing Activity Pools. ...... 7. Projected Residential Annual Absorption. 8.
9.
10. 11.
Per-Unit Population and Student Enrollment .....
...... Carlsbad Revenue and Cost Comparisons
Sources of Property and Sales Tax 1976-77
Lake Calavera Hills Per-Capita Cost Factors-- Sumnary
Lake Cal avera Hi 11 s Cost-Revenue Comparison --"Stab1 e Year" After Full Development--
(Approximate) 1976-77 Budget. ..........
Budget. ..................... ,
Carlsbad Revenues by Source 1976-77 Budget .....
12. Lake Calavera Hills Per-Capita Cost Factors. ....
(Per-Capita Items). ...............
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13.
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1 EXHIBITS (Continued)
14. Lake Calavera Hi1 1 s Cost-Revenue Comparison --Variations to "Stab1 e Year" Projections-- ( Per-Capi ta I terns). 4 ................
15. Lake Calavera Hills 20-Year Cost-Revenue I Projections (Per-Capi ta Items). .......... 4
TABLES
1. Population and School Enrollment. 1 2. Phasing Schedule. .................. 1
3. Commercial Demand Estimates--Full Development of Project and Surrounding Area .......... 2 4. Lake Calavera Hills Revenue Factors 2 5. Lake Calavera Hills Cost Factors. 7
6. 20-Year Projections Devel opment-Re1 ated Costs and Revenues. 4
7. Sanitation Estimates--1 .O Million Gallons Per Day Capacity. ................... 8. Park Estimates.
9. At Full Build-Out ................. 6
1977 Dollars at Full Build-Out. 6
--Lake Calavera Hills at Full Build-Out 6
12. Student Enrollment Build-Up--Years, 1, 5, 10, and 15. 6 13. Lake Calavera Hills School Construction Costs --Conventional Permanent Buildings. 6 14. Cost of Portable Classroom. ............. 7
15. Income--Carlsbad Unified School District 1976-77 Budget. 7
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K ................... Projected Lake Calavera Hills Water Requirements--
10. Projected Residential Water Sales Revenues--In
11. .......... Annual Operating Revenues and Costs--Residential ......
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APPEND1 X
Definitions of Terms I ...................
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I I n t roduc ti on
1. AUTHORIZATION AND PURPOSE
We were authorized in May 1977 to prepare this cost-revenue analysis of tl prospective Lake Calavera Hills development project.. This project covers an 808-acre site and is planned for development of 3,452 residential unit
The project is described in more -- detail in Section I. Analysis behipd th report was conducted during the four months May through August. A draft report was issued for City review on August 17. This report compares clc
with the draft, with but minor modifications.
Our basic purpose is to assist City staff and leadership in evaluating 1 prospective project, in connection with approval of a master plan. To tt end, we have provided a financial analysis of financial impacts on three governmental agencies:
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o Carlsbad Municipal Water District.
o Carlsbad Unified School District.
In addition, for park and sanitation service, we have evaluated possible of special assessment districts.
It should be noted that our work has excluded several areas of potential interest in project evaluation, including:
o Environmental impacts.
o Physical feasibi 1 i ty of the developer' s propo"Sd waste watei treatment pl ant .
Value judgements regarding appropriate service levels.
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Basically, our work has involved measurable dollar quantities. We have r
placed dol 1 ar measures on environmental matters. Regarding service 1 eve' we have general ly accepted present 1 eve1 s as being appropriate, a1 though instances we have commented on these levels and possible areas of increa: 1 reduction.
I 2. REPORT STRUCTURE
Our work has been documented by the following reports:
o Summar Re ort. This report, presenting highlights of our
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*form intended to be readable by City leadersh to assist in judgemental decisions.
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o Technical Supplement. Detailed information in support of th summary report, including project data, market data, cost an revenue elements, methodology, and detailed computations.
o Working Memoranda. Compiled during the course of the analys to assist in presenting preliminary findings and conclusions to affected staff personnel.
During the course of the assignment, we met several times with the City'z study coordinator to review findings and conclusions. At this time, we s ready to meet with the City Council and other leadership groups to preser highlignts of our findings and conclusions and entertain discussion as appropriate.
3. SOURCES OF DATA
Research information was obtained from a wide variety of primary (origin:
and secondary (already published) sources, including the following:
o Lake Calavera Hills Master Plan. Preliminary document prov by the City Planning Department.
o Budgets and Financial Statements. 1976-77 budgets and 1975 actuals for the three agencies under study. 1977-78 budget 1976-77 actuals were not available at time of analysis.
o Department Head Interviews. Personal discussions with all 1 department heads and executives of the water and school dis
o Developer Interviews. Discussions with developer staff reg' plans, assessment district arrangements, and other project matters.
o Other Interviews. With engineering consultant, educational consul tant, ather school district offi cia1 s, real tors, deve
and others having information of value to this analysis.
41 3-Ci ty Cost Comparisons. Comparisons of Carl sbad 1975-76 levels on a per-capita basis with those of the 413 cities i California, as reported by the State Controller. A varietg cross-tabulations, indicating differences by city size, res income levels, degree of commercial activity, etc. Special computer tabulation.
Building Permit Data. From the City and alsc the Security
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o 1 Pacific National Bank.
o Development Dirnensi ons Research Report. Detached and attal sales housing project information for all projects in San I County, as of late 1976 and early 1977.
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o First American Title Company Housing Sales Information. Per
o Developer Reports. Reports on waste water treatment plant ai
quarterly pub1 ication "Recorded Facts. "
park assessment district, prepared for the developer.
Diego County for the 1976-77 period.
courtesy of San Diego Federal Savings. A service affiliated with SREA Market Data Service.
Other information uti1 ized includes certain average manpower figures fro
the International City Management Association, 1970 and updated populati housing data from the County, information from the 1975 special census, ment data from the State, and others. While the information used in thi report appears reasonable, we have not verified it in detai 1. However, no single source of information provides ''the" answer, we are confident the above information sources--combined with our previous experience and files--have provided an appropriate basis for analysis.
o SREA Market Data. Pricing information on housing sales in S
o MULVAR Housing Price Estimates. Provided to us through the
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I 4. METHODOLOGY
Major aspects of the methodology employed include the following:
o Incremental Approach. Our basic analysis considers Lake
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Calavera Hills as a separate entity. What are its impacts alone on agency finances?
o Variable and Fixed Costs. Costs to be generated by Lake Calavera Hills have been estimated to be either variable or fixed. hriable costs are those which will "vary" quite directly with new residents at Lake Calavera Hills. Fixed costs are essentially administration, government buildings, and other costs which will not respond directly with new development activity. In essence, variable costs may also be termed marginal costs.
which can be relatively easily attributed to new residents and units at Lake Calavera Hills. Indirect costs are less attributable, but nevertheless our best estimate of ultimate impact. essentially marginal revenues.
\ o Direct and Indirect Revenues. Direct revenues are those
Both direct and indirect revenues are
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o Per-Capita and Per-Unit Measures. All Lake Calavera Hills c and revenues have been expressed in summary form as functior of either population or housing units. This is an oversimpl
measures were explored, including miles of street, area of 5 pavement, acres of parks, gallons per day of water, etc. TI per-capita and per-unit figures are most appropriate for sun
fication, In detailed analysis, a variety of other detailec
1 expression of financial impact.
o Amortization of Periodic Costs, Costs which are not incurrc a regular basis have been equated to annual figures on the t of amortization and discounted cash flow techniques. We hi assumed a municipal interest rate of ;7%. Items covered inc major equipments, facilities, and seven and 15-year pavemen maintenance.
o Minimum-Maximum Range. In detailed analysis, we considered minimum and maximum cost and revenue figures to reflect potential unknowns and basic limitations of accuracy. In tl summary analysis, a1 1 detai 1 ed computations have i nvol ved 01 best estimate of mid-range costs. Consideration of possiblt accuracy variations are at a sumnary level only.
o Use of 1976-77 Budget Data. In this report, we have dealt primarily with 1976-77 budget information. At the time of our principal analysis, 1977-78 budgets were not available,
and they are not approved as of this date. Further 1976-77 actuals for both revenues and costs were not available in final form. Our review of preliminary city 1976-77 actuals indicates that variations between actual and budget will no be of major significence in our specific determinations.
We are well aware that this type of analysis is in no sense precise. I cannot be from a practical standpoint. As with many management judgeme - one should recognize such limitations. We judge that the cost-revenue
figures presented herein are probably accurate within plus or minus 20% Further, the basic fixed costs involved in the analysis in no sense can predicted in relation to development measures. In reality, no costs ar ever totally fixed. They are only fixed within ranges. Further, they influenced by policy matters as well as pure need.
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5. ALTERNATIVES OF ANALYSIS
As with methodology, there is no simple single set of assumptions on wt- to operate. In this analysis, we have had to review cost-revenue impac on the bas is of several a1 ternati ves, i nvol vi ng the fol 1 owi ng:
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o Rate of Development. We have considered five, ten, and fifteen-year build-out, as discussed in Section I1 I
o Sanitation A1 ternatives. Consideration of the developer proposal of a separate waste water treatment plant and also the possibility of treatment through expanded Enci na facilities.
o Park Maintenance A1 ternatives. Consideration of a special assessment district and also existing organizational I structure.
o Potential Revenue Changes. Possible changes in sales tax distribution, for example, to a per-capita basis, possible modification of Federal Revenue Sharing, etc. Treated at a sumnary level only. Detailed computations assume continuat
on a present basis.
service levels will be maintained, However, we have comer on possible changes at a sumnary level.
o Inflation. All detailed cost-revenue computations are expr in 1977 dollars. However, summary comment is made regardin potential inflationary impact.
o Project Size. Detailed computations are based on the speci 3,452 residential units. Summary comment only is made regarding a developer estimate of 2,100 to 2,400 units as a possible development maximum.
Specific handling of assumptions is commented on in the body of the repo a pp ropr i ate.
o Service Levels. Detailed computations assume that current I
6. POSSIBLE CHANGES IN MASTER PLAN
It may be expected tnat various detailed elements of the master plan wil
change from time to time as tne plan goes through its review process and
subsequently. However, unless the basic character of the residential development is changed substantially, the basic conclusions reached in t report should remain useful to City leadership in assessing the plan's suitability. We do not believe that new estimates need be made for rela minor changes, as this would lead to unnecessary effort and expense. Hc in the technical supplement, information is provided which will permit C staff to adjust detailed figures if appropriate. Further, we will remai available to comment on possible need for revision in the event of major
7. DEFINITION OF TERMS
A list of definitions is contained in the appendix.
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PROJECT DESCRIPTION
1. LOCATION AND SIZE
The location and boundaries of the project are shown in Exhibit 1.
project is located approximately three-fourths mile east of El Camino Rel at Tamarack and Elm Avenues. Total size of the project is 808 acres.
The
1 2. LAND USE
Proposed land use is indicated in Exhibit 2, reflecting information prov to us by the Planning Department, that 25% of residentla1 area will be in such use. These figures are quite approximate. Detailed land use has not been determined on a preci
basis.
The estimate of: neighborhood streets
1 3. RESIDENTIAL UNITS
As shown in Exhibit 3, the plan specifies 3,452 residential units. Thi:
the number specified in the proposed master plan. However, the developc indicated that he would probably develop 2,100 to 2,400 units. In the i we directed greatest attention to the assumption of 3,452 units. Howevt have commented on potential variations which might resui t froin developmc the 2,100 to 2,400 units.
Based on information at hand, we have assumed that four basic types of residential units will be built, as follows:
o Estate Single-Family. RL land use (low density, zero to
o Conventional Single-Family. RLM land use (low-medium aensi
o Condomi ni um/PUD. On RM 1 and use (medi urn-densi ty ,
1.5 dwelling units per acre).
zero -Lo four dweiling units per acre).
units per acre).
o Rental Apartment. RMH land use (medium-high density, 20
dwell ing units per acre).
As the project is developed, there can be variations. For example, dup
triplex units could be placed within the RLM zone. For purposes of our
analysis, the breakdown in Exhibit 2 is sufficient.
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Exhibit 2
LAND USE
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808
(11 IO Acre Park
(31 5 Acre Parks
121 Elementary Sit(
Acres Each
(I) Junior High Si1
Commercial Center
2 0 A cres
College Boule vard
Elm A venue
Tamarack A venue
2023 Single Family
Regular Units
80 I Condo/PUD
428 Apartment
Units
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Exhibit 3
RESIDEN TIA, L UNIT MIX COMPARISONS
Percent of Total
o Mobile Home
100
90
80
70
I 60
8 50
1 40
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As also shown in Exhibit 3, the mix of housing proposed for Lake Calaver, will be more heavily oriented to single-family construction than the cit: whole and also the current market.a Conversely, Lake Calavera Hills wil below the city and the market in terms of mobile home and rental units.
4. POPULATION AND SCHOOL ENROLLMENT
As shown in Table 1, it is estimated that the Lake Calavera Hills projec Completion will house 9,897 residents, including 21,410 students at local
elementary, junior high, and senior high schools. Per-unit factors use(
shown in Exhibit 4. The population factors are oiirs, based on prior sti The school enrollment factors are those of the Carlsbad Unified School C for appropri ately-Val ued housing units.
On a per-unit basis, the Lake Calavera Hills estimate of 2.87 population higher than the January 1977 City average of 2.33. These ratios cover E
housing units, occupied and vacant. The higher Lake Calavera Hills numt reflects its higher proportion of single-family units in comparison witf City at large.
5. PHASING
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The master plan specified three phases. It is our unde that these phases are intended primarily as a means to control proper provisior! of public facilities. In our analysis, we have not considere phasing as a constraint, We assume that there can be an overlapping of development concurrent with a realistic development/rnarket schedule.
See Table 2.
6. ARTERIAL STREETS
Arterial streets will be College Boulevard, Elm Avenue, and Tamarack AL College Boulevard will be a major arterial with 102 foot right-of-way c 82 foot pavement. Elm and Tamarack Avenues will be secondary arterial:
84 foot right-of-way and 64 foot pavement. It is assumed that after fi build-out the project will be readily accessible to areas to th,e east, I north, and south.
a 8 See Section I1 for a discussion of market potentials.
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POPULATION AND SCHOOL ENROLLMENT
Students - # Elem. Jr.High Sr.High Units Population -- K-6 7- 8 9-1 2
NUMBER PER UNIT
Si ngl e-tami ly Estate 3.00 0.212 0.1 3 0.26
Sing1 e-Fami ly Res. 3.30 0.35 0.17 0.38
Con do/PU D 2.20 0.18 0.09 0.15 1 All Units (Average) 2.87 0.217 0.14 0.29 Rental Apartment 2.00 0.12 0.08 0.10
N UMBE R Single-Family Estate 191 573 4 2 25 50 Si ngl e-Fami ly Res I 2,032 1,706 711 1 346 772
Condo/ PUD 80 1 1,762 144 72 120
43
Total 3,452 9,897 948 477 9 85
- 34 - 5 1 -- 428 856
Table 2
PHASING SCHEDULE
T Phase I11 - Phase I1 - I Phase I
ACRES Total 284 233 291 Parks 10 5 10 School Sites 10 10 20 -- -I Commerci a1 Center lo
RESIDENTIAL UNITS
--Single-Family Estate 75 -- 116 --Single-Family Regular 549 733 750 2, --Condo/PUD 558 243 -- --Rental Apartment 21 4 21 4 -- -
To ta 1 1,396 1,190 866 3,
Population 3 , 693 3,381 2,823 9,
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I 7. PUBLIC FACILITIES
As shown in Exhibit 2, major public facilities will include a 10-acre co
40 acres of schools (one 20-acre junior high school site and two 10-acre
elementary school sites). The commercial center will be aimed primarily residents. However, aforementioned arterial access should provide some opportunity outsi de the immediate project area.
The master plan specifies location of a fire station and branch library the Lake Calavera Hills commercial center area. However, the center shc considered but an alternate site for either of these facilities, per our discussions with both the Librarian and the Fire Chief. The master plar also calls for location of a waste water treatment. plant within the proj As noted in the introduction, this is the developer's proposal, which is considered as one of two alternative sanitation service methods.
center, 25 acres of parks (three five-acre parks and one ten-acre park),
1 8. NUMBER OF INDIVIDUAL BUILDERS
In our analysis, we have assumed a range of possibilities--from a minim. one builder to multiple builders. This factor, as discussed in Section is an important variable in project absorption. lo the best of our know the developer has no firm plans regarding the ultimate number of builder to be used, other than his plans to construct the first 138 units himsel I
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MARKET EVALUATION
1. ECONOMIC SETTING
Residential growth at Lake Calavera Hills will be heavily dependent upor overall economic growth in the County and North County. These are high- growth areas with potentials for continuing so. 19s shown in Exhibit 5,
population growth since 1970 has been above 40,000 annually in the Coun. about 55,000 during the past two years. This chart shows a sharp increi
in the North County's share of County population growth--from 22% in tht 1960's to 29% in the early 1970's to 42% during tlhe past two years. We predict precisely what share the North County will have in the next ten
15 years. We believe we are (safe in assuming at lei
30% to 40% of County growth will be in North County, assuming that land
public facili ties--particularly sanitation--are available for housing dc ment.
At the time of our analysis, the CPO had projected population growth in 1975-95 period at approximately 42,000 annually for the County and 12,0( annually for the North County--essentially the same levels as experience in the early 1970's. It also had projected an annual growth of 1,710 fc the City of Carlsbad, roughly double earlier levels. It is our understi
that the CPO has modified its sub-regional projections since preparatio our draft report, and that the Carlsbad growth projection is now at a 1 about 2,200 annually. We want to note that these CPO projections have bearing in our analysis, and thus we have not made any modifications to draft report to reflect such changes. While such projections are neede regional planning purposes and may be important in terms of allocations Federal grants, in our judgement they are not constraints in market ana
The City's General Plan specifies residential densities which could allow a maximum "full development" population in the range of 154,118 to 281,640. projections. This population range has not been a factor in our analys However, we have utilized estimates of future City population within three-minute and five-minute driving times of the Lake Calavera Hills
commercial center, for purposes of estimating commercial market potenti and possible housing units which could be served by a fire station in
a
It may exceed 50%.
0
These levels are much more than double current CPO
1 the project.
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8 20,000
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Exhibit ?5
A VERAGE ANNUAL P0PUL.A TION INCREA
60,000
55,600
50,000
40,000
I 30.000
I 70,000
1 0
1960-70 19 70- 75 1975-77 19 75-95
t A c tuals b CPO Projection
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HOUSING ACTIVITY POOLS -
We estimate that housing activity in the County and North County during
the next ten to 15 years will be an average of 25,000 and 8,000 units annually, respectively, as shown in Exhibit 6. Thus we project 32% of the County activity to occur in the North County--which appears conservi in light of recent experience.
We have termed these housing projections as "Housing Activity Pools.'' This is the activity from which Lake Calavera Hills will draw its principal economic sustenance. It may be expected that the project wil draw mainly from North County activity, however, there is no market lim here, as Lake Calavera Hills can draw from buyers working out of North County who have housing options elsewhere. Basically, these are over a figures used in feasibility determination as broad indicators of potent These projecti ons assume con ti nued avai 1 abi 1 i ty of developable 1 and and no major development interruptions because of extended lack of public
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facilities--sewer capacity in particular.
3. INDIVIDUAL BUILDER EXPECTATIONS
c
From a review of recent sales performance of mre than 170 San Diego Cor builders, we judge that:
Average performance would be sales of about 1.5 detached or attached units per week.
Superior performance would be sales of about two units per for both housing types.
o
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Recent performance indicates that the median sales per week in the Coun 1.3 units per week detached and 0.9 units per week detached. Top quarti
performance was 2.2 units attached and 1.9 units detached.
4. PROJECTED RES1 DENTIAL ABSORPTION
Based on our review of economic growth factors, competitive projects, a market factors, we believe a good "mid-range" expectation for project i would be about ten years. This would reflect average sales of about 3E year, equal to about 6.7 per week. This implies probable use of multi?
buildirs in light of the foregoing review of individual builder perfom
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1 Exhibit 6
1 PROJECTED ANNUAL HOUSING
ACTIVITY POO1.S I
Number of Residential Units
-A ttatched-
8,000
1 COUNTY NORTH COUNTY
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From a practical standpoint, we must also accept the realities of preser project uncer tai n t i es :
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Lack of precise builder plans.
Unknown competitive environment year by year.
Potential year-by-year variations fronn the projected activi.
pool s.
In light of this, we believe it highly prudent to operate under the asst for cost-revenue analysis purposes--that the project may be absorbed wit
period of anywhere from five to fifteen years. in our subsequent analysis.
As shown in Exhibit 7, annual absorption would range from 230 units per
under 15-year build-out to 690 units per year under five-year build-out. also shown, these quantities related to North County housing activity PC
projections--excl uding mobile homes--woul d range from 3.3% under 15-year built-out to 9.9% under five-year build-out. The five-year absorption k unquestionably reflect outstanding performance and involve mu1 tiple buil It would also most likely require gaining market from well beyond the Nc County's normal share.
These are "market" projections. They do not consider potential developn limitations beyond the marketplace--in particular, possible limitations
by inadequate facilities (such as sanitation) or possible limitations im by controlled regional growth.
We have considered this
5. ESTIMATED RESIDENTIAL VALUES
For purposes of financial projection, we estimate future residentiarval at Lake Calavera Hills--in 1977 dollars--to be as follows: I Type of Unit Value Per Unit
Single-Family Estate $ 80,000
Single-Family Regular 60,000
Condomi ni um/PUD 45,000
Rental Apartment 20,000
These estimates are in 1977 dollars, without consideration of inflation. reflect our judgement of future values after the project is accepted as i residential neighborhood. Initial pricing will probably be somewhat low( to develop acceptance. The above prices for single-family are about $5,( per unit above the developer's indicated pricing structure for the first units.
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10% to 15% below major tract development today at La Costa. These figures intended to assist in financial projections. They will vary by builder an individual project. These are not recommended pricing for a marketing pro I
1 6. RES1 DENT CHARACTERISTICS
In general, we foresee greatest market potential among families in child- rearing years. existing City levels. Yet five to fifteen years is too far ahead to be precise in this respect. The project is large enough to accommodate a reasonably broad range of age and income groups, including some possible retirement housing. without some form of public subsidy.
Also, average incomes of residents should be 10% to 20% ab I
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1 79 PROJECTED COMMERCIAL. ABSORPTION '
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However, we do not see low to moderate-income housing
In our judgement, commercial demand could support 20 to 30 acres of shopp and office facilities in Lake Calavera Hills--well above the ten acres
specified for the commercial center. Table 3 indicates the basis of our projection for an approximate 20-acre level. Population figures used werc provided by City staff for the area within five minutes' driving time of the center at time of full development. These figures used cover Carl: residentions only. No consideration was given to possible sales to nearb; Oceanside residents. In this report, our analysis is probably conservatii
In the remainder of the analysis, we have assumed that only the ten-acre commercial center will be developed. However, the City may wish to recon! in terms of these judgements. A ten-acre center will be essentially a neighborhood facility, with supermarket and possibly drug-store anchors.
15 to 20-acre center could accommodate a full community center, with a junior department store and additional banks, restaurants, offices, and o
facilities. Should the center be limited to ten acres, future demands foi both commercial and public facilities could cause need for adjustments or need for facilities nearby but out of the area.
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I 8. COMMERCIAL CENTER VALUATION
We estimate that the ten-acre comnercial center will have a developed vali approximately $5.0 million. This estimate has been computed as follows:
Building space of 100,000 square feet, equal to 10,000 to 12,1 square feet per acre. o
o Development value of $50 per square foot of building space, I i ncl udi ng 1 and and improvements.
These factors are ours, based on extensive surveys of commercial faciliti throughout Southern California, undertaken during the past year by our st Commercial center development would be prirnari ly retai 1 , but there would some office development, particularly for bank,. savings and loan, and loc service office usage (realtor, insurance agent, etc.). I
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FINANCIAL IMPACTS--CITY OF CARLSBAD
SERVICES ANALYZED
This section evaluates all services provided by the City of Carlsbad, with I the following exceptions:
0 Water. Excluded from Lake Calavera Hills cost-revenue analys because this service will not be provided to Lake Calavera Hi
by the City.
Sanitation. consider a possible special district.
special district.
o Evaluated in Section iV, because of the need to I
o Parks. Evaluated in Section V, also because of a possible -
Although these three services are excluded from evaluation, in this sectic the report, certain figures pertaining to these operations are presented i I
I 2. REVIEW OF CURRENT CITY FINANCES
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a brief review of current City finances, which follows immediately.
Exhibit 8 presents a comparison of 1976-77 budgeted revenues and costs. I this comparison, we have estimated revenues which can be directly attribut to local residents and other sources, and costs which can be similarly attributed. This exhibit indicates that local residents presently do not cover the& directly attributable costs, even before allocation of a share overall administrative costs--and also consideration of charges for previa purchased capital facilities, There is an estimated "gap" of $1.2 million equal to 20% of costs. What this means is that Carlsbad residents depend revenues from local businesses, out-of-city residents, and raw land to prc necessary covering revenues.
As shown in Exhibit 9, property taxes and sales taxes derived from non-re:
it is estimated that local residents contribute only 42% of local propert: taxes and 32% of local sales taxes.
These estimates are quite approximate.a Yet we are confident that they ai basically correct in indicating that local residential revenues do not cot
local residential costs. We believe this is an important point of
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sources are major factors in the City's financial structure, In this res] 1
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See the Technical Supplement for supporting detailed estimates. Ia
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perspective in the City's leadership judging future Lake Calavera Hills
financial performance.
Another aspect of current City finances which we believe is important
in over all perspective is demonstrated in Exhibit lo. Here it is seen
that about 25 of the City's revenues are basically beyond its control-- they are obtained from the state and federal governments. In this regard, we have included sales taxes as a state item, inasmuch as they are derivec
from state legislation and are subject to possible future modification at state level. For example, some cities in the state are currently seeking modification of sales tax distribution to a per-capita or partial per-capi basis.
subsequent discussion of sales tax revenues. Similarly, continuation of F Revenue Sharing is not a certainty. In our analysis, we have worked under
the assumption that basic state?federal revenue arrangements will continuf but there are obviously some dangers here.
This change would be adverse to Carlsbad, a:; can be seen from
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3. LAKE CALAVERA HILLS REVENUE FACTORS
(1) Overview
A summary of projected revenue factors is presented in Table 4.
projection factors are keyed to two measures:
These
o Per Capita. For most revenue items. Please note that these per-capita factors are not equal to existing City-wide levels
to City-wide levels from time to time as a point of reference
to bui 1 di ng acti vi ty (bui ldi ng permit fees , subdi vi si on fees,
As shown, total per-capita revenues are estimated at $132.90 per year. PI unit revenues are estimated at $593 for a weighted average of all units, from $240 for apartments to $720 for estate single-family residences. Pe capita revenues are on-going year by year, whereas per-uni t revenues appl
These revenues are all directly attributable to new development at Lake Calavera Hills. Property taxes are keyed directly to property values ant
Sales taxes are based on estimated purchases by local residents at local s and also some purchases by non-residents at the Lake Calavera Hills comme
center. Many of the state revenues are allocated to the City on the basi
However, in our discussion of these figures, we have referred
o Per Residential Unit. For those revenues directly relatable
0 zoning fees, plan-checking fees, etc.).
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I a single development event.
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Exhibit 70
CARLSBAD REVENUES BY SOURCE
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7976-7977 BUDGET
io, ooo
Thousands of Dollars
Mot or Vehicle Fe
Re venue Sharing
Other State ’
Alcoholic Be v. L i
HOPTR I BITR
8,000
Street Lighting
Transient Tax
Bus in e s s L is c ens
Fines and Forfit&
Transfer Tax
Misc. Gen. Fund
6,000
Service Fees -
4,000
$1.913 Rate
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Table 4
LAKE CALAVERA HILLS REVENUE FACTORS
PER-CAPITA REVENUES ( Annual)
General Fund Property Tax ($1.78) $ 69.90 0-80 Library Bond Fund (2t) 3.80 21.30 1 HOPTR and BITR Sales and Use Tax State Gas Tax 8.10 1 Transient Tax 0.80 Business Licenses 2.20
Motor Vehicle Fees 11 .oo Cigarette Tax 3.10 1 Alcoholic Beverage License Fees 0.30
Fines and Forfeitures 1 .oo Transfer Tax 1.80 I Federal Revenue Sharing 7.90 General Fund Interest _- Rebates and Miscellaneous 0.90 1 Ambulance Feesa --a Library Feesa --a
Recreation Feesa --a Street Lighting Assessments --a
--a I Trash Collection -____
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I Weighted Average 593
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9, 132.90 Total
-PER-UNIT REVENUES 1 Single-Family Estate $ 720 Single-Family Regular 670 Condomi ni um/PUD 540
Apartment 270
NOTE: Excl udes Sani ta ti on and Parks and Recreation revenues, which are
considered in Sections IV and V.
a Assumes a cost offset.
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(2) Property Taxes
In this section of the report, we are considering only General Fund prope
taxes (current $1.78 rate). The 10$ sewerredemption fund rate applies to sanitation, covered by Section IV analysis. The 2$ library bond redemptil
rate is disregarded in this analysis, inasmuch as it applies to a relativl
minor fixed indebtedness not directly relatable to Lake Calavera Hills.
We estimate that Lake Calavera Hills, at time of full build-out of 3,452 I will generate the following General Fund prloperty taxes:
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Per Capita
Amount (9,897 pop.) ---
Assessed Valuation
Res i den ti a1 $i 37,500,000 :$ 3,789 I Comercial 1 , 375,000 139
Total $ 38,875,000 $ 3,928
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Property Tax @ $1.78 Rate
Residential $ 667,500 $ 67.45 I Commercial 24,500 2.47
Total $ 692,000 $ 69.92
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On a per-capita basis, projected Lake Calavera Hills property taxes will equal $69.92 per year, compared to a 1976-77 Citywide figure of $126.66. The principal cause of this difference is accounted for by Citywide property taxes on business properties and raw land. Residential units all at Lake Calavera Hills are projected to generate a higher property tax th, their existing City counterparts.
Property tax projections are based upon housing and commercial values disc in Section 11. In addition, it has been assumed that assessed values wil' average 20% of market value, as opposed to the statutory 25% requirement.
This lower factor represents what we judge to be average current practice within the County.
Present (1976-77) General Fund taxes on the property in' its raw land stab were approximately $16,000, equal to 2.3% of projected taxes upon full development. All estimates are in 1977 dollars, and they assume continua
of the City's 1976-77 General Fund rate of $1.78.
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It is a conservative approach.
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1 (3) Sales and Use Taxes
1 It is estimated that lake Calavera Hills upon' full development will generat
sales taxes of approximately $210,000 annually. This amount will equal $21 per capita. Its principal derivation will be purchases made by Lake Calave Hills residents at local stores, equal to $20.25 per capita. A small incre equal to $1 per capita will be derived from non-Carlsbad residents who will shop at the Lake Calavera Hills commercial center. Lake Calavera Hills sal
tax generation will be below current City levels on al per-capita basis--$21 versus $51.50. However, residential sales. tax generaltion at Lake Calavera Hills will be roughly $5 per capita above that of current City residential
levels a1 one.
In our estimates, we have judged that.Lake Calavera Hills residents will pu approximately 67% of their requirements at local stores (in Lake Calavera Hills and elsewhere within the City). Thus, the City's capture will be hig Also, we have assumed that Lake Calavera Hills purchases will be higher tha Citywide averages because of hi gher incomes of 1 oca1 residents.
(4) State Gas Tax (2106,2107, and 2107.5)
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These funds are paid by the state to the City, principally on the basis of population. Each of the funds is restricted in certain detailed forms rega I the use of arterial street and maintenance versus new construction. From a practical standpoint, these funds can be viewed as being available Citywide irrespective of detailed legal restrictions. In 1976-77 these funds were I budgeted at $8.06 per capita. For purposes of analysis, we have assumed th future gas tax funds will be allocated to the City at $8.10 for each Lake Calavera Hills resident. On this basis, at time of full development, the C will receive approximately $80,000 annually as a result of Lake Calavera Hi I devel opment.
I (5) Property Tax--HOPTR and BITR
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I (6) Transient Tax
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These are property taxes returned to the City by the state, resulting from
state-mandated exemptions. The 1976-77 budget estimated these revenues at $160,000, equal to 5.4% of General Fund property tax revenues. In this analysis, we assume that these taxes will be generated at a rate equal to
5.4% of other Lake Calavera Hills property taxes, discussed earlier.
This is a City tax charged on the basis of 6% of all motel and hotel room revenues. per capita. Inasmuch as there will be no known motel or hotel facilities
The 1976 budget called for revenues of $240,000, equal to $10.3C
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within Calavera Hills, there will be no direct transient taxes associated i the project. However, increased residential activity in Lake Calavera Hi1 will support some 1 oca1 hotel /motel business.
On the basis of prior studies, we estimate that a transient tax of approxir
80t per capita will be generated by Lake Calavera Hills, which would be approximately $80,000 per year at time of full development.
(7) Business License
Business 'licenses are based upon a varying scale of charges, for $12 plus 20& to 40Q per $1,000 of gross revenue, with a $15 minimum for most establishments. On this basis, commercial establishments in the Lake Cal avera Hi 11 s commercial compl ex may be expected to generate business
licenses of $3,000 to $4,000 per year.
The 1976-77 budget included business license revenues of $125,000, equal tc
$5.37 per capita, equal to about 10% of sales taxes. We estimate that future Lake Calavera Hills residents will generate approximately $2.00 per This figure is equal to about 10% of sales tax revenues (approximately the percentage of 1976-77 budgeted business 1 icenses to sales taxes) and suppor a portion of .local business, and thus a portion of local business licenses. in the $2.00 figures is the estimated 40t per capita for business establish1 in the immediate project commercial center.
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(8) Motor Vehicle Fees
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The 1976-77 budget included motor vehicle fees of $226,000, equal to I
$9.70 per capita. I to the City, directly in proportion to its population. Based upon latest information received from the state, it is estimaLted that Lake Calavera Hills residents will generate $11 per capita motor vehicle license fee payme On this basis, the project at completion will generate approximately $110,00 1 annual revenue.
1 (9) Cigarette Tax
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B generation as follows:
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The state returns a portion of motor vehicle license fee!
These were budgeted at $100,000 in 1975-76,equal to $4.29 per capita. Cigar
taxes are paid by the state to the City on a rather complex formula, basical 50% allocation on the basis of sales taxes and 50% on population. basis, we estimate that Lake Calavera Hills residents will have direct reven
On this
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$2.20 per capita directly related to population.
4.2% of each dollar of sales tax generated by Lake Calavera
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I $3.10 per capita.
Hills residents (dliscussed earlier), equal to 90$ per capita.
On this basis, total cigarette tax generation is estimated at approximate1
(1 0)
The 1976-77 budget of 14,000 equals 60$ per capita. Cities receive 90% of
penalties. Thus, this revenue is in many respects similar to business lic Possibly there will be some direct fee generation in the commercial comple but this cannot be predicted precisely at this time. In our judgement, th fees can be related to sales taxes in order to measure potential Lake Cala
Hills impacts. On this basis, we estimate 1.2$ of alcoholic beverage lice fee for each $1 of sales tax generated, equal to 306 per capita.
(11) Fines and Forfeitures
A1 coho1 i c Beverage Li cen se Fees I
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I monies collected by the state for alcoholic beverage license renewals and
These are monies received by the City for traffic violations within the Ci boundaries, collected both by the Highway Patrol on Interstate 5 and the
Carlsbad Police Department. The 1976-77 budget estimated this revenue at $90,000, equal to $3.86 per capita. results from non-residents, particularly related to through traffic on Interstate 5. Nevertheless, Lake Calavera Hills residents will have some impact on these fees. We estimate that an appropriate figure would be $1 per capita.
(12) Transfer Taxes
The 1976-77 budget calls for transfer taxes of $40,00O,;qual to $1.72 per capita. These taxes are collected by the county on real estate sales, on basis of a portion of the $1.10 per $1,000 stamp tax. Lake Calavera Hills
residents will be adding to City transfer taxes as the result of initial
purchases and subsequent housing resales. In addition, there will be a PO small commercial element. We estimate that Lake Calavera Hills at full development should be able to generate transfer tax activity in the range
$1 -50 to $2.00 per capita, and thus use a figure of $1.80.
(13) Federal Revenue Sharing
These are funds provided to the City by the federal government, issued on basis of a rather complex formula. However, within a given city they are closely tied to population. will continue in its present form. However, under the assumption that it
A considerable amount of this activit
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We cannot be sure that federal revenue-sharin
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I our analysis.
I (15) Rebates and Miscelleous
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I (1 6) Buil ding-Re1 ated Fees
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I will, we believe it appropriate to estimate that each Lake Calavera Hills r
will generate approximately $8 per capita federal revenue-sharing revenues. The level in the 1976-77 budget was $7.83 pel- capita.
(14) General Fund Interest
These are monies earned on cash balances in the City treasury. In the 197t project, such general fund interest was placed at $113,500, equal to $4.87 per capita. In our judgement, these revenues cannot be attributed to resic devehpment, There can be no assurance that Lake Calavera Hills activitie:
will generate cash surplus. We have not included a factor for this revenuc
These items are budgeted at $20,000 in the 7976-77 budget, equal to 86$ per capita. We suggest using a figure of go$ per capita.
These fees, budgeted at $250,500 in 1976-77, are col'lected for work perfom by the Building, Engineering, and Planning Dlepartrnents for new development and various rehab work. We have combined these fees because performance I work for a given fee is not restricted to a single department.
We estimate that the 1976-77 budget reflected a weighted average fee of approximately $593 per unit, ranging from $240 per unit for apartments to $740 for estate single-family units, These lare not on-going revenues, but rather are for single-service activities.
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I (17) Recreation Fees
I These are "cost offset" fees collected by the Recreation Department for various class activities in which the department pays for an outside teach We have considered neither the fee nor offsetting cost in our analysis.
(18) Ambulance Fees
These are a minor item, budgeted at $9,000 in 1976-77. per ambulance call.
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A fee of $25 is ch In our analysis, we have treated this as a cost offse 1 i tern.
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I (19) Street Lighting Assessments
These were budgeted at $130,000 in 1976-77. assessed to cover operating costs (principally energy).
(20) Library Fees
They are cost-offset items
$15,000 is budgeted in the 1976-77 budget for library fees and library x fees. These are cost-offset items.
4. LAKE CALAVERA HILLS COST FACTORS
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(1 1 Overview
Projected cost factors (both per capita and per un.it) are presented in Ti Exhibits 11 and 12 present highlights of per-capita factors. Please reft the Introduction of this report and Technical Supplement under separate ( for discussion of methodology. At this time, we want to discuss--briefl: major cost items individually.
(2) Police Protection
Lake Calavera Hills protection requirements are estimated at '$30 variablc $15 fixed, a total of $45. Costs in 1976-77 were budgeted at $42.82 per
The fixed cost element includes $1.50 for facilities and $3.50 for admin- Various equipments, including relatively short-life patrol cars, are inc' in the "other" variable element. The $30 variable figures is our judgemc of a practical minimum for consideration in adding new residential units city. There will be requirements for approximately one patrol car for ei new residents. The City currently operates to this standard. Police mar of approximately 1.9 per thousand residents is quite close to national a\ for cities in the 10,000 to 25,000 population range.
Lake Calavera Hills in itself will not be the cause for a new police stal The existing facility is undersized. The City's capital budget includes
provision for a $2.0 million facility, which should serve for the next 21 30 years according to plan. $1.50 facility figure within the fixed cost reflects an appropriate "sharle" of either existing or new facilities.
In terms of police activity, Cake Calavera Hills should generate less thi its proportion amount, because of its heavy single-family orientation an( higher-Val ue characteristics. However, in terms of financial projectioni have not assigned a direct cost savings to Lake Calavera Hills in this rf We believe our figures are appropriately conservative.
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B (3) Fire Protection
As shown in Exhibit 12 and Table 4, we estimate Lake Calavera Hills fire protection requirements at $15 per capita variable and $15 per capita fixe1 a total of $30 per capita. This compares to $33.87 in the 1976-77 budget. The $15 variable figure is our best judgement of true incremental requirenw to be imposed on the Fire Department by Lake Calavera Hills development. /
new station will be attributable to Lake Calavera Hills in itself. The ex
be built in Lake Calavera Hills or nearby would serve a much broader area,
probably a total of 30,000 people--roughly three timles the projected
population of Lake Calavera Hills. Also, no new paramedic unit will be rei
purely for Lake Calavera Hills. Paramedic service from Chestnut Street shi suffice, and one unit can serve up to 60,000 people (roughly six times Lakc Calavera Hills population).
In some respects--under truly marginal costing--one could argue that Lake Calavera Hills might not add any cost, or in any event, less than $10 per capita. We do not believe this to be appropriate for this analysis. Lake Calavera Hills obviously will increase the load somewhat. Nevertheless, e' at $30 total costs (fixed and variable), the cost is lower than existing levels. As noted earlier, existing per-capita service levels are approxim, $34 per capita (1976-77 budget) Lower future costs reflect the favorable financial impacts of in-fill, wherein the department can serve a larger nul of people with a given number of facilities.
picture for many years than the existing city. This is because of stronge existing fire control fire codes, higher valued homes, and other factors. ever, in preparing our estimates, we have not taken these into consideratic Me believe that our projections are appropriately conservative.
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In terms of fire incidence, Lake Calavera Hills should have a more favorab'
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(4) Streets LZ
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Street costs are estimated at $1 1.30 per capita variable and 70$ per capit
fixed, a total of $12.00. Principal elements of the variable cost include street sweeping and minor maintenance, seven-year slurry or chip-seal application, I 5-year recap appl ication, and traffic signal maintenance. E is lighting, which is handled through assessment as a cost-offset item. F costs include 706 per capita for administrative payroll and $3.00 to cover "share1' of maintenance and construction of out-of-area streets. We have assumed Lake Calavera Hills will be responsible for about 10% of the City'
arterial system outside the project. This assumption is probably conserva inasmuch as the developer will pay for major out-of-project arterial impro at the outset required to serve the project. Also, the developer will pay cost of all in-project construction, including street signalization.
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I Per-capita variable costs have been estimated on the basis of these physicl measures :
o 2.9 miles of arterial streets within the project.
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o Ten signalized traffic intersections.
19.4 miles of neighborhood streets.
4.8 million square feet of pavement area. I
To these measures we applied the following cost factors:
o Regular sweeping and maintenance $3,580 per mile per y
o Slurry Seal (Residential Streets) 1.86 per square foot.
o Chip Seal (Arterial Streets) 4.56 per square foot.
o Traffic Signal Maintenance $500 per year per in1
Having these dollar estimates covering a 15-year period, we then computed average annual costs and applied an appropriate discounted cash flow factc See the Technical Supplement for further discussion of computations. Wit1
average annual costs for the project, we then divided by build-out populai
of 9,897 to determine per-capi ta factors.
Present street sweeping is on a weekly basis in residential neighborhoods
is more frequent than many cities, where two times or once monthly is not uncommon. Were the City to employ a monthly schedule, we estimte that L(
Calavera Hills costs could be cut by about $5.00 per capita per year--$8. versus possibly $3.00 in the future. However, in our computations we havc
assumed conti nuati on of the weekly schedule.
‘> Library (5)
Library costs are estimated at $10 per capita variable and $12 fixed, a t
of $22 per capita. Variable costs cover requirements for basic people-re
service--issuance of books, ordering, and other such activities. Our est are based on a review of current budgets and also tentative budgets for a branch library. The principal elements of fixed costs are administration and facilities and books ($8.50). Facilities estimates are based on rep1 cost estimates of the present library and also tentative budgets for a br
Lake Calavera Hills in itself will not require the development of a branc library. If a branch is located here, it will serve a much broader base the project alone.
Our estimates do not consider future development of a children’s library. This might add as much as $2.00 per capita to variable costs. Also, our
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I per-capita estimates do not consider the present use of the library by non- residents. It would appear that 25% to 30% of library usage is presently
by non-residents, and amounts to $2.50 to $3.00 per capita.
(6) Recreation
Recreation costs are projected at $5 per capita variable and $1 fixed, $6 ir total. The variable costs are essential park operation, while the fixed it€ I covers administration. These estimates are based on current (1976-77) cost levels, which were budgeted at $5.97 per capita. We have not prepared detai operating budgets for each of the four parks planned for Lake Calavera Hill: I inasmuch as these facilities will serve much more than the imnediate projeci
particularly the ten-acre park. However, our approach basically imp1 ies tht the City will provide a level of service to Lake Calavera Hills residents (t I in the project and at Citywide facilities) equal to current levels.
As noted earlier, the developer is proposing that park maintenance be handle 1 by a special assessment district. Because of this, wle have excluded considc
of park maintenance in this section of the report.
1 (7) Devel opment-Re1 ated Departments
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These are the Building, Engineering, and Planning Departments. Part of the work is direct servicing of building permits, subdivisions, and development functions. Costs of this work have been estimated on a per-unit basis. Thc remainder of the departments' work is involved in overall administration, a(
planning, and other activities related in many ways to general government. of these activities have been estimated on a per-capita basis.
Per-unit costs are estimated at $555 per unit. These are "one shot" costs, that they cover processing of a single unit of development. The $555 figur based on the 1976-77 budget, using cost estimating factors provided by depa ment heads and using a figure of 500 to 600 residential units anticipated i budget, It should be noted that these are very approximate estimates, as
are per-unit revenues, We discuss their implications subsequently. Also, should be noted that we have not included a factor for on-going rennovation
and rehabilitation of Lake Calavera Hills buildings--either in costs or revenues. This is a relatively minor factor and essentially a cost-offset i tern.
Per-capita costs are on-going, as are police services and other regular fun They are estimates at $14.50 per capita, all fixed.
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I (8) Genera7 Government
These costs are estimated at $36 per capita--all fixed. City administration for the most part, including the following departments They cover basic
o City Council .
o City Manager. 1 o City Clerk.
o General Government Admi n i strati on.
o City Attorney.
0 Finance.
o City Treasurer. I o Purchasing.
o Personnel.
Also, various non-departmental costs are covered, including the following:
o Insurance and bonds.
o Community promotion. I o 1911 Acts (Administration).
o Audit.
o Dues & Memberships. 1>
o Contingencies.
All estimates are based on budgeted 1976-77 levels. They are not subject precise per-capita treatment. "charge" to Lake Calavera Hills for provision of administrative services. In reality, new development will not automatically cause these costs to
increase. Many such costs are dictated in part at least by policy, not r need. In the long term, such administrative costs tend to keep pace with other costs, but this is not in any sense a measured requirement.
Rather, the $36 in effect is an estimated
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I (9) Government Bu i 1 d i ngs
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Government buildings costs are estimated at $5.50 per capita, all fixed. Th figure includes $1.30 payroll for maintenance activities and $4.20 to cover the amortized value of the City Hall (excluding police) and City Yard facili
In estimating the $4.20 figure, we took two approaches:
o Reviewed replacement costs of the existing 12,500 square foot
City Hall (excluding Police and Library space).
Reviewed proposed City Hall expansion and proposed City Yard re1 oca t i on. o
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The $4.20 figure is basically our best judgement of a resident's share of facilities--either present or future. As with General Government costs, public buildings costs will not necessarily increase directly in proportion to Lake Calavera Hills development. Public buildings in particular are a function not only of raw need but also public policy.
(10) Reti remen t
Retirement is treated separately in the City's accounting system. It is no' detailed by originating payrolls. For purposes of this analysis, we have estimated retirement by originating source, using a factor of 12.77% of pay] costs. On this basis, retirement is estimated at $14 per capita (for per-c
items) and $52 per residential unit (for per-unit items).
(1 1) Some General Observations Regarding Cost
In our detailed analysis of departmental costs, we compared Carlsbad costa those of 413 California cities and also--for police and fire protection--wi national averages reported by the International City Management Association
From this analysis, we make the following observations:
o Size of Cit . Generally speaking, cities do not reduce per-ca dy grow in size. There do not seem to be major economies of scale in city government. However, population si does not appear to be a major factor until cities reach a size of well beyond 150,000. At larger sizes, city costs seem to escalate because of administrative complexities and other factors. We do not view this as a major factor in the current
analysis
d factor in some areas of cost. protection and planning are adversely affected. instances, population growth tends to reduce costs.
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m o Densit . Carlsbad's present low population density is an
In these In particular, fire
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o Comnercial Activity. We observed an approximate $10 per- capitavariation in costs of high commercial cities versus low. Principal variations are in police protection.
o Residential Income. Not observed to be a major factor at xe Carl sbad level and beyond for costs in general.
While cost comparisons with other cities may be beneficial in individual del mental cost evaluation, we did not find them conclusive in our cost-revenue I analysis.
5. STABLE-Y EAR PROJE CTI ON S --PE R-CAP I TA COST ITEM!; -
In Exhibit 13, we have recappgd per-capita revenue and cost comparisons, an( also related these to a "stable year'' after full build-out and occupancy of the project by a projected 9,897 residents, This exh.ibit shows that estima Lake Calavera Hills direct revenues will more than cover variable costs--to the extent of $55 per capita or $544,000 per year. not cover all fixed costs, under the assumption that such costs increase in proportion to variable. Basically, our figures show that revenues will rea(
the half-way mark between variable and fixed costs.
These figures in Exhibit 13 are based on our best "mid-range" estimates A! noted in the introduction, we judge basic accuracy of this analysis to Le a or minus 20%. With this in mind, we prepared Exhibit 14, which compares mi( range projections to those under maximum favorable cost-revenue variation assumptions (left-hand bar) and maximum adverse assumptions (right-hand bar The adverse assumption assumes costs to be 20% higher and revenues to be 20: lower. On this basis, revenues would still cover variable (or "hard") by at $13 per capita, but would fall over $100 short of covering all fixed items. Under maximum favorable assumption (20% higher revenues and 20% lower costs revenues would cover both variable and fixed costs.
Using mid-range projections, we estimate that Lake Calavera Homes would have to be valued about $50,000 per unit higher than estimated in Section I revenues to cover both variable and fixed costs. This pricing would be abol current La Costa levels.
If housing price escalation inflation, then a $1.78 property tax would possibly cover the $50,000 "gap" within five to ten years. However, there is no basis for assuming that this will be the case.
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I However, revenues will
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increases at a much faster rate than general
20-YEAR PROJECTIONS I 6*
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I Exhibit 15 presents 20-year projections of the per-capita cost and revenue items, under assumed five, ten,and 15-year build-out. Basically, the same situation prevails in each case--revenues cover variable costs and part of
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fixed. This is because these projections are simple extensions of the annua per-capita figures. There are no special "one-time" costs projected which c
the project will be charged for a fire station, a police station, part of th yard, or the like. Rather, these facilities are covered over time through t amortization methodology discussed earlier. In our judgement, this is the c appropriate approach to take, as Lake Calavera Hills in itself will not be cause for any single major City expenditure of a capital nature. Please not
sanitation and parks facilities are excluded from these figures, as they are analyzed separately in Sections IV and V.
Twenty-year projections of devel opmen t-related costs and revenues are shown in summary form in Table 6. The mid-range figures show a slight surplus
of $131 thousand for all 3,452 units. Maximum adversity, figured at a varia
of $100 per unit lower revenues and $100 per unit higher costs, shows a deficit of $559 thousand. In terms of magnitude, development-related i tems quite small in relation to per-capita items. For example, using mid-range pr ions and ten-year buil d-out assumptions, variable costs of per-capita items are projected at $11.5 million, versus $1.9 million for development-related
i tems.
"bumps in the curve," so to speak, We have not assumed in a given year that
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7. IMPACTS OF POSSIBLE DEVELOPMENT PLAN TARATIONS
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As noted, the foregoing estimates are based upon an assumed ultimate develo ment of 3,452 residential units and a ten-acre commercial center. These ar
the quantitites specified in the master plan under consideration. However, as noted earlier, plan changes may be expected. The developer foresees the possibility of only 2,100 to 2,400 residential units ultimate development. The plan calls for three phases. Possibly a larger number could be employe1 Further, we foresee the possibility of a larger commercial center to meet market and convenience demands. Would such changes significantly affect thl project's financial impacts on the City from an over all standpoint?
(1) Smaller Number of Residential Units
Let us examine the case where there would be only 2,100 residential units. developer judges that these units would probably be in the same mix proport- as the 3,452 specified units. This is probably a reasonable assumption. Tt population would be estimated at about 6,00O--roughly 3,900 fewer than the n plan. The impacts of potential reduction in unit quantities show two differ
answers if considered in terms of two extremes regarding fixed cost assumptl
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o If fixed costs are truly over the long term, the City would lose approximately $115,000 per year from a lower number of units. See Exhibit 13. The City would lose the $55.20 per capita surplus of revenues over variable costs.
o If fixed costs in reality are not fixed but rather will increase over the long term with new development, then the City would save approximately 8115,000 per year from a lower number of unit
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I Table 6
20-Y EAR PROJECTIONS
DEVELOPMENT-RELATED COSTS AND REVENUES
lviaxirnum Mi d- Range Maximum
PER UNIT
Revenues $ 593 $ 493 $ 693
455
Surplus (Deficit) $ 38 ($ 162) $ 238
- 655 - 555
3,452 UNITS ----- -------- ---___ Thousands---.-- _________-_-__- 1 Revenues $ 2,047,000 $ 1,702,000 $ 2,392,000
1 Surplus (Deficit) $ 131,000 ($ 559,000 $ 821,000
costs 1,916,000 2,261,000 1,571,000
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Also see Exhibit 13. The City would save the $55.10 differe between total costs (fixed plus variable) and project revenu
In our judgement, there is no precise answer to which assumption is corr Fixed costs are somewhat a function of policy as opposed to pure need, a discussed earlier. extremes, quite possibly in the breakeven range. Another way to look at this situation is to assume that the margin between variable costs and p revenues provides somewhat discretionary funds to the City, with which i
has some choice as to priorities. Some of the choices involve new physi facilities, which are not required purely as a result of new development Included in the fixed cost estimate shown in Exhibit 13 is $19.20 per ca for the fol 1 owi ng faci 1 i ties :
o Fire Station $ 2.00 per capita
o Police Station 1.50
o Library and Books 8.50
o Other Government Buildings 4.20
2.00
The answer is probably somewhere in between the two
o Arterial Streets --
Total $ 18.20
Among these facilities, the new fire station is probably least dependent the specific level of unit density in a given new project, but rather is dependent primarily upon response time requirements. Thus, if the decis is made to develop Lake Calavera Hills and nearby new projects, then fir
station requirements will be set, irrespective whether the number of uni 3,452 or 2,100.
I (2) Phasing .5
Similarly, our analysis suggests that changes in phasing at Lake Calaver Hills would have relatively little impact on City finances, and in any e impacts which cannot be measured within the tolerance limits of this an The principal potential impact of the best phasing in a development situ is the potential for delaying major capital expenditures by judicious incremental construction, to permit building infrastructure closely para to residential buildup. However, in the case at hand, the major infrast items will either be paid for by the developer (or residents through ass or cannot be identified specifically to the project (fire station, for e Obviously, the total cost efficiency of development can be influenced by proper phasing, but this cost efficiency will have relatively little bea on City finances in themselves.
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1 (3) Greater Commercial Center
I additional City taxes: The planned ten-acre commercial center is planned to generate the following
o Property Taxes. $24,500 per year. See Page 29.
o Sales Taxes. $10,000 per year. Equal to $1 -00 per capita, as discussed on Page 30, first paragraph.
If we
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I Thus total tax generation is estimated at approximately $34,500. assume a 20-acre center, tax generation may be expected to be approximately
double; a 30-acre center, approximately'triple. However, much of this
additional tax will be basically from replacement facilities--that is,
facilities which would have gone elsewhere in the City if they had not been developed at Lake Calavera Hills. probably be one-third or less of the above increases. development of additional facilities will be a benefit to the City from a tax standpoint; but in no sense of a magnitude to spell the difference betwe the project's being favorable or unfavorable to City finances.
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1 8. CON CLUS IONS
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Thus, the net gain to the City would In the aggregate,
In our judgement, the following major points emerge from our analysis:
o Development-Related Services. These are essentially a "washi1
item. be made so, through groper cost accounting and pricing. Further development-related costs are relatively small in relation to
on-going service costs, when viewed in a 20-year time frame.
o On-Going Service. On-going revenues generated by Lake Calavera Hills will cover variable costs (or "hard" costs) and part of
fixed costs. However, they cannot cover a full allocation of present fixed (or ''softi1) costs. However, neither does residential development elsewhere in the City cover fixed costs.
Rather, City finances depend heavily upon commercial s industrial and raw-land property taxes and sales taxes derived from residents.
o Infrastructure. Lake Calavera Hills will not require the City to expend major capital costs.a the developer, including some arterial improvements. Any future fire station will serve much more than Lake Calavera Hills alone, and in the meantime the Chestnut Street station will
Further, by City policy, they can quite effectively I
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Streets will be paid for by
provide service, Similarly, any future branch library at Lake
a See Sections IV and V for discussion of sanitation and park facilities.
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Calavera Hills or nearby will serve a much broader populace. In reality, Lake Calavera Hills can be part of the basis for justifying future major facilities (fire station, library, etc
City Size Factor. cities grow in size, their per-capita costs actually increase. There is no real economy of scale. However, analysis indicate this is not a major factor until a city grows beyond the 150,O to 200,000 population level. Thus, we view this factor as not being of major significance in the Lake Calavera Hills evaluat
o Review of other city costs suggest that as
o Inflation. If we assume a continuation of the $1.78 General
Fund tax rate, housing price escalation is a potential financi
benefactor--in a sense. Property taxes might escalate faster than general costs. However, we cannot count on this. Also,
even so, local residents would be paying higher taxes across t board.
o Service Levels. Our projections assume continuation of presen service levels. Analysis suggests in some cases that Carlsbad could reduce services and still remain "competitive," such as street sweeping and possibly library. Yet, these are policy decisions. Our only course at this moment is to assume that service will continue at present levels. In this respect, we cannot assume different levels at Lake Calavera Hills than in City as a whole.
0 Number of Residential Units. Under the assumption that the
project remains primarily residential in character, we judge that variation of the number of units between the planned 3,452 and the developer indication of a 2,100 minimum will not be a material favorable or adverse factor to City finances.
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o Rate of Build-Out. This will not be a major financial factor.
In our view, the foregoing analysis suggests that if the City wants continu residential development, Lake Calavera Hills is an appropriate project. It will provide better financial returns than existing residential areas becau of higher valued homes and higher income residents (on average). On the ot hand, if the City insists on total financial self-sufficiency (coverage of variable and fixed costs), then Lake Calavera Hills -will not be appropriate nor will most other projects in the City.
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IV
FINANCIAL IMPACTS--SAN ITATI ON
ALTERNATIVES ANALYZED
I This financial analysis considers two alternative means of handling sanitation :
o Package Plant. As proposed by the developer. To be a self-
contained unit, capable of serving the full project plus possibly nearby residents as well. matching residenti a1 requi rements.
require expansion of existing Encina facilities.
To he built in phases,
o Encina. Operation within the City's existing system. Would
I We have not evaluated these alternatives from a physical feasibility standy: including time for availability of Encina capacity.
2. CAPACITY REQUIREMENTS
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u We estimate that Lake Calavera Hills at time of full development (and assur the specified number of residential units of 3,452) , !will require approximi 1.0 million gallons per day (gpd) capacity as follows:
GPD # Units GPD Per Unit -
Res iden tial Units 3,452 270 932,000
Students 2,450 15 36 , 800
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I Commercial Space 100 2 00 20 9 000
(000 SF) I Total 988 9 800
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I 3. CAPITAL COSTS
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The 270 gallon per day residential unit factor is that provided us by City staff. files of previous studies.
The student and comnercial space factors are drawn from our
Capital cost requirements for a full 1.0 million gpd capacity are summari. both alternatives in Table 7. The major cost under consideration is that
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1 Cost Per Unit I --Out-of-Project Line --
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Table 7
SA! I TAT I ON EST I MATES --1.0 Million Gallons Per Day Capacity--
Package-P1 ant Encina A1 ternative A1 ternative Minimum Maximum Mi n i mum Maxi mur,
----------- Thousands of Dol lars----------- i CAPITAL COSTS
Treatment Plant 1,000 3,000 1,500 2 , 500
720 Out-of-Project Line -- -- --
Sub-To tal 1,000 3,000 1,500 3,220 In-Project System 1,200 1,200 -. 1,200 1,200 Total 2,200 4,200 2,700 4,420
--Treatment Plant $ 289 $ 869 $ 434 $ 724
--In -Pro j ec t Sy s tem 348 348 348 348
-- _-
Su b-To tal $ 2-89 $ -76 $434 $933
Total $637 $1,217 $782 $1,281
-- -- - --- - -- Thousands of Dollars----------
20 10 15
150
Su b-To t a1 21 9 259 2 09 2 34
83 Total 2 52 359 2 59 31 7
ANNUAL OPERATING COSTS dmi n i strati on 20 30 -- Lift Station -- --
180 Treatment Plant
100 1/30 Tri -P1 ant Reserve
1 ;4nternal System 49 49 49 49
- 150
50
- - 150
33
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- - - -
---------------- Dollars------------------
I Cost Per Unit Per Month
--Before 1/30 Reserve $ 5.29 $ 6.25 $ 5.05 $ 5.65 --After 1 /30 Reserve 6.08 8.07 6.25 7.65
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a treatment plant capacity. Here it is seen that a package-plant would co the range of $1.0 million to $3.0 million, whereas Encina expansion is es
at $1.5 million to $2.5 million. They both center around the $2.0 million mark. or near the cost of Encina expansion on a per-unit basis, estimated treatm plant costs range from $290 to $869 for the package plant and $435 to $724 Enci na.
Out-of-project line costs are shown to range from zero to $720,000. The 1 assumes construction of a self-sufficient line to Encina. The minimum fig
assumes use of existing main-line capacity. In-project system costs are estimated at $1.2 million, but in any case will be borne by the developer part of his development cost.
These figures suggest that the package plant can probably be built 1
I Cost estimates utilized have been provided by City staff, the developer, a
his engineering consultant.
of this technical matter. We have not prepared an independent cost stud Ranges are used because of the imprecise nature I the cost estimates.
4. OPERATING COSTS I
Operating costs are also summarized in Table 7 for both alternatives. Co: data for Encina operations and station/system operation are based on City information. Estimates for the package plant stem from engineering consul
data. Basically, these figures show that operating costs for the two altc should not differ substantially, and should be roughly in the $5 to $8 per
range.
The cost estimates for the Encina alternative reflect future secondary trE In this regard, we have used a cost factor equal to 225% of current Encin?
As with capital facilities, we have not prepared independent cost estimate
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costs, to reflect secondary treatment upgrading--at the suggestion of Citj
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I 5. REVENUES
Present City revenues obtained for sanitation service are as follows:
o Monthly Service Fee. $2.00 per residential unit per month
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(with equivalents for commercial/industrial).
o Hook-Up Fee. $500 per residential unit. To cover system
o Sewer Bond Redemption Fund Tax. Present lot tax to cover
costs.
debt incurred to purchase Encina capacity.
In addition, Federal Revenue Sharing funds were allocated for sewer capitl project use in the 1976-77 budget.
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Under the Encina alternative, this basic arrangement will probably prevail. However, City staff anticipates a sharp increase in the monthly service fee
in the future-possibly to the $5.50 level. This will be required to cover Encina secondary treatment and also a new requirement to provide a one-thir reserve each year against replacement cost of the treatment plant (a requir imposed by federal grant).
Revenue arrangements under the package plant a1 ternative are not firm. The developer is considering:
o Charging a hook-up fee to recover treatment plant costs.
o Having operating costs charged to Lake Calavera Hills resident on some form of cost-assessment basis,
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We are operating under the assumption that any package plant would be opera within the framework of the City system, but this too is not a firm situati
If the developer obtains a separate hook-up fee under the package plant a1 ternative, it would appear in order to eliminate or modify the present $500 City hook-up fee. However, no arrangements to this effect have yet be determined. Also, we assume that the present 10Q bond rate will prevail, although it will diminish as the City's assessed value increases, as it is used to repay a fixed obligation. At lo$, a typical $60,000 single-family would be charged a tax of $12 per year or $1 per month. If a new bond issui is made for expanded Encina capacity, we would assume some adjustment would be made if Lake Calavera Hills does not use the expanded capacity. However
either.
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I the best of our knowledge, no arrangements have been made regarding this ma
6. CONCLUSIONS 1
I In our judgement, the financial impact of sanitation is not a major factor consideration in evaluating the suitability of Lake Calavera Hills.
earlier, we have not evaluated the two alternatives from the standpoint of physical feasibility. However, irrespective of which alternative is used, Lake Calavera Hills will have no major financial impact on the City's financ Revenue arrangements are established essentially on a cost-offset basis. Wc must assume that they will continue to be done so.
In terms of Lake Calavera Hills residents, we see no major adverse situatior It would appear that under an assessment arrangement, their costs will not be excessive--at $5, $8, or even $10 per unit per month.
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V
FINANCIAL IMPACTS--PARKS
1. ALTERNATIVES ANALYZED
We have evaluated park financial impacts for two alternatives:
o Special assessment district, which would pay for park maintenance, but parks would be open to the general public. i o Existing City operating format.
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I 2. PARK ACREAGE AND PHASING
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In both cases, we have assumed that the developer will contribute the land and the City will pay for improvement costs. additional developer in-lieu payments will be needed; although this is a matter for subsequent determination by the City. the developer has indicated a willingness to provide front monies; but he woul d want eventual recoupment from the City.
We have assumed that no
Regarding improvement co
Our estimates are based on the master plan specification of 25 acres of pa
This amount is consistent with present City standards, but is equal to aboi 2.5 times present City levels. We have assumed development of the ten-acrl park in Phase I, per master plan. For purposes of financial analysis, we I assumed that at some point about 700 residential units with about 2,000 residents will be required to pay for this park, roughly 60% of the estima Phase I units and population.
3. CAP1 TAL COSTS
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Summary estimates are presented in Table 8 for Phase I and the total projec
It is assumed that land will be donated by the developer. We have estimatf
a cost for this factor. Improvement costs are estimated at $33,000 per aci including structures and major equipments. Costs for the total project arc
estimated at $825,000, equal to about $82.50 per capita and $239 per residc unit (for the full project). Assuming long-term bonding, these capital COS
would equate to annual costs of approximately $7.00 per capita, a figure wt is below the City's 1976-77 per-capi ta capital costs of $11.27.
4. OPERATING COSTS
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Projections of "variable" operating costs are shown in Table 8. estimated at $91,000 annually for the full project, covering maintenance 01
They are
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Table 8
PARK ESTIMATES
Phase I Total Project
ACRES
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Parks 10 25
Open Space 40 116
CAPITAL COSTS
Land -- --
Park Improvements 330 , 000 825,000 ($33 ,OOO/AC)
Total 330,000 825,000
OPE RAT1 NG COSTS i (VARIABLE)
Parks ($3,40O/AC/YR) $ 34,000 $ 85,000
Open Space ($ 50/AC/YR) 2,000 6,000
Total $ 36,000 $ 91,000
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I I as follows:
$3,400 per acre for finished parks and $50 per acre for open space. If we
assume that these costs are to be borne by a special assessment district
of some form, we estimate that annual per-unit and per-capita costs would t
Phase I Partial Buildout Full Buildout
(50% Population) (100% Population) Total
Annual Cost $ 36,000 $ 36,000 $ 91 ,OO(
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I Popul a ti on 1,847 3 , 693 9,89;
Housing Units 698 1,396 3 , 45;
Annual Cost
-- Per Capita $ 19.49 $ 9.75 $ 9.1!
-- Per Unit 51.58 25.79 26.3r
If these costs are borne through the City's existing financial structure, 1 will not be excessive in relation to current levels. To illustrate, 1976-; budgeted costs for parks operations for the City as a whole were $13.90 per capita. Thus the Lake Calavera Hills projection of $9.19 for the full pro; is somewhat lower. Even the early Phase I costs of $19.49 are not cause fc alarm.
Likewise, if parks operating costs are to be borne by assessment district, do not appear excessive, even in early Phase I. assessment costs for parks fac'lities as high as $10 per month per unit elr where in Southern California.
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We have observed special I
5. REV E MjJ E S
Park revenues are presently obtained through the General Fund. The develol
proposes that operating costs be handled through some form of assessment procedure, all or in part. In this event, charges would probably level ou at about $30 per year per residential unit, allowing for some administratic
Early in Phase I, charges might be in the $50 to $60 per unit range.
Under current City arrangements, park improvement costs are covered by the General Fund, special grants, and in-lieu payments. The indicated capital costs of $825,000 would be equal on an amortized basis to about $70,000 annually. This in turn would be equal to about $7 per capita per year aft1
The developer has indicated willingness to provide initial funding but wan
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1 repayment.
full development. The problem with this cost is front money and repayment
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1 Possible sources of such repayment include:
o City savings of operating costs, in the event that maintenanc
is handled by assessment to Lake Calavera Hills. I
0 Expansion of the maintenance district td cover both operation
and capital.
Redirection of other park in-lieu funds or grants. o
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I 6. CONCLUSIONS
Based on the foregoing, we conclude the following:
Use of assessment district for both maintenance and capital would be a clear financial benefit to the City.
Use of assessment district for maintenance only would be an approximate breakeven, as operating cost savings would be
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offset by capital costs.
o Use of the existing General Fund for operating funds would be a slight adverse factor--possibly to the extent of $5 per
capita measured against Lake Calavera Hills residents.
Basically, we do not view the park situation to be a major adverse or favorable factor. However, the City has means available to ensure that it is not an adverse factor, should it choose to do so. In this respect, we have not evaluated the advisability of an assessment arrangement other than in terms of finances only.
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I VI
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FIN AN CI AL IMPACTS- -WATER
SERVING AGENCY
Lake Calavera Hills is presently within the service area of the Carlsbad Municipal Water District (CMWD). In this analysis, we have assumed that water service will be provided by this agency.
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2. WATER REQUI REMENTS
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As shown in Table 9, it is estimated that Lake Calavera Hills upon complet
will have water requirements of approximately 1.7 million gallons per day. The major assumption here is a usage of 170 gallons per day per resident-- which is quite possibly conservatively overstated in light of recent conservation act ions.
3. WATER CAPACITY AND AVAILABILITY I
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I 4. CAPITAL COSTS AND REVENUES
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We have been advised by district officials that there will be ample water
capacity to serve Lake Calavera Hills. Main lines are within the propertj A major new pipeline (Tri-Agencies pipeline) will be constructed on the property. Present CMWD capacity is about 16,000 acre feet of water per yc to be expanded to about 28,000 with completion of the Tri-Agencies pipelir Lake Calavera Hills requirements would be about 7% of this amount. The capacity of 28,000 acre feet of water per year is 147,000 people, using t
gal Ion factor mentioned above.
All costs of the internal system will be paid by the developer, as part o his normal development costs,
The developer will also be required to pay his share of major improvement which will be required to serve Lake Calavera Hills. share of the Tri-Agencies pipeline. We do not have information on the pr nature of how these costs would be charged. Possibly they will be handle through an existing improvement district, In any event, there will be nc burden to present users within the District for these future facilities.
One way of looking at maximum capital costs which might be incurred by tl District would be to estimate the present replacement value of the syste~
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We have no estimates of this cost.
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I Table 9
I --At Full Build-Out-- PROJECTED LAKE CALAVERA HILLS WATER REQUIREMENTS
ALL USES I
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Gallons Per Dg % of Total
Res i den ti a1 1,683,000 96.8%
(Table 3)
Students (2,410 @ 15 gpd) 36 , 000 2.1%
Total 1,739,000 100.0%
Commerci a1
RESIDENTIAL USE ONLY
Single Family Condo/PUD Apartments - Tc
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428 # Residential Units
Popul a ti on 7,279 1,762 856
GPD Per Capita 170 170 170
146 GPD (000’s) 1,237 300
8 Water Units Per Year 603,600 146,400
Acre-Feet Per Year 1,386 336 163
2,223 801
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71,200 82 1
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a per-unit basis. We estimate that the present replacement value is equi to approximately $450 per acre foot of existing capacity. On this basis
the total residential units with their projected 1,885 acre feet per yea] requirement would be equal to approximately $250 per residential unit. I
not see the costs of system as being an adverse financial factor under a form Of repayment arrangement, It is our understanding that a hook-up f
presently being considered for capital purposes.
5. OPERATING REVENUES AND COSTS
As shown in Table 10, residential water sales are estimated at $411,600 year for the full 3,452-unit build-out. This assumes continuation of pr water rates of 33t per water unit and present stanidby charges of $4.00 a $2.30 per month for single-family and apartment/candominium units respec These figures are in 1977 dollars.
In Table 11 we have estimated that Lake Calavera Hills should yield a substantial operating surplus to the District--of over $200,000 annual 13 full build-out of 3,452 units. This surplus estimate is based upon Tab- water sales revenues and General Fund property taxes at the current 14d Operating expenses which would be incurred are priimarily those of water
computed at the current cost of $93.35 per acre foot. The remaining Opt costs are essentially computed on an incremental basis, utilizing estimt
provided us by District staff. We indicated that 3,000-plus homes at L< Calavera Hills would have the following impacts on his costs.
Further, growth in the District may permit at some point the ability to a computerized accounting and billing system, which in fact might enabli District to reduce per-uni t costs.
Our discussions with District staff--as well as evaluation of other wati districts--suggests that growth can be a favorable factor from the stani of operational economies. Adding additional volume does nTt require a proportionate increase in administrative charges and in many cases main and other operating charges. Our estimates show that for every dollar additional revenues generated in the system, the District can probably surplus of something in the order of 50$. These estimates may be subje some adjustment at some point in the future. In any event, we visualiz worse than a breakeven situation from an operating cost-revenue standpo
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I 6. CONCLUSIONS
Our analysis, although preliminary, shows that Lake Calavera Hills shol a favorable impact on CLIWD. Operating surpluses should enable the Disl either to improve operations elsewhere or reduce property tax rates. ( costs should not have an adverse impact, inasmuch as they will be paid the developer and subsequent residents. There appears to be an adequai capacity e
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I Table 10
I PROJECTED RESIDENTIAL WATER SALES REVENUES --In 1977 Dollars at Full Build-Out--
Single Fami ly -- CondolPUD Apartments 2
301 428 # Residential Units 2,223
# Water Units
Water Change Per Water Unit
Standby Charge
Per Residential Unit
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Con sumpti on/Y ea r 603,600 146,400 71,200 82
3 36 33$ 33t
--Per Month $ 4.00 $ 2.30 $ 2.30
--Per Year 48.00 27.60 27.60
Annual Revenues
$ 199,200 $ 48,300 $ 23,500 $ 27 Water Sales Standby Charges 106,700 22,100 11,800 14
Tota 1 $ 305,900 $ 70,400 $ 35,300 $ g
1 Average Billing Per Res i dent i a1 Un i t
$ 137.60 $ 87.89 $ 82.48 $ 11 --Per Year --Per Month 11.47 7.32 5.87
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I Table 71
ANNUAL OPERATING REVENUES AND COSTS--RES1 DENTIAL --Lake Calavera Hills at Full Build-Out--
1 Reven ue s
Water Sales $ 411,600
$ 464,600 General Fund Property Taxes* 53,000
Operating Expenses
Water Purchase (1,888 Acre-Feet $ 176,000
at $93.35)
Meter Rea di ng 5,000
Billing and Accounting 3,000
Total $ 194,000
Operating Surpl us . $ 217,600
Stationery md Postage 10,000
* Assessed Valuation $37,845,000 (See Page 28).
Tax Rate 14$ per $100 A.V.
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FINANCIAL IMPACTS--SCHOOLS
1. SERVING AGENCY
This analysis covers school service from kindergarten through high school The serving agency is the Carlsbad Unified School District (CUSD). 1
I 2. LAKE CALAVERA HILLS STUDENT GENERATION
At full build-out, we estimate that Lake Calavera Hills will have 2,410 students attending CUSD schools. Page 12.
Student generation for the first year and at years five, ten, and 15 are in Table 12.
See Table 1, presented earlier on 1
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3. EXISTING AND FUTURE SCHOOLS
Existing schools in Carlsbad are as follows:
o High School. Carlsbad High School on Monroe. Present I enrollment of approximately 1,750.
o Junior High School . Val ley Junior High School, on Plagnol ia, the high school.
o Elementary Schools. Four existing schools--Jefferson, Pine Street, and Buena Vista. Approximate enrollment at four sc'r combined-- 2,010.
The District has near-term plans to build a new elementary school in the Laguna-Riviera area, near Lake Calavera Hills. The Distrist is seeking $1,370,000 grant from the Federal government to assist in building this It is planned that this school will have 14 classrooms, sufficient to a( 420 students, and an administrative wing with a 5,000 square foot learn- resource center. using one of the classrc a library, in which event capacity would be 450 students.
This new school would be on a site of approximately eight acres, adjacer two acres of park. It will be capable of expansion, either through perr buildings or portables, Regarding status of Laguna-Riveria, the Distric has applied for the $1,037,000 grant. Recent discussion with Federal o
Enrollment of approximately 610.
An alternative might involve
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Table 12
STUDENT ENROLLMENT BUILD-UP --Years 1, 5, 10, and 15--
Total - 9-1 2 - - 7-8 - K-6
5-YEAR BUILD-OUT
190 95 197 48 2
5 948 47 7 985 2,410
Year 1
10-Y EAR BUILD-OUT
95 48 98 2 41
5 474 238 493 1,205
10 948 47 7 9 85 2,410
Year 1
15-YEAR BUILD-OUT
63 32 66 161
31 6 159 328 80 3
1,607 10 632 31 8 657
15 948 47 7 985 2,410
Year 1
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1 indicated that prospects for the grant are good. will be received until approximately mid-September.
In the long term, Lake Calavera Hills enrollment will be served as follows
However, no firm answer
o Elementary. 948 students. To be served by two elementary schools within the project. Sites selected and approved by 1 the District.
o Junior High School. 477 students projected. To be served by a junior high school located within the project. Site selecte and approved by the District.
high school to be located behind Rancho Carlsbad, immediately south of Lake Calavera Hills. 42.5 acres site. No timetable of construction, but District staff indicated it will be beyon five years, and that some form of long-t,erm financing will be
required for this $10 to $15 million dollar facility--either
bonds or lease-purchase.
o High School. 985 students projected. To be served by a new
In the short term, Lake Calavera Hills students could utilize existing facilities within the District. If the Laguna-Riviera school is built as contemplated, it can be-expanded through portables should demand dictate. District staff has indicated that this is one alternative available, but I the only alternative.
4. LAKE CALAVERA HILLS ASSESSED VALUATION
We estimate that the market value of new construction at Lake Calavera Hi
will be approximately $189 million (in 1977 dollars). assessed valuation increase for the Carlsbad Unified School District of approximate3y $39 million, equal to $3,928 per ADA (Average Daily Attenda These figures assume construction of the full 3,452 residential units and
This will lead to
ADA figure equal to student generation of 2,410,
Assessed valuation per ADA is estimated at $16,131. District's assessed value per ADA was $32,600 in 1976-77 and will be an estimated $35,800 in 1977-78. Calavera Hills reflects in large part its residential character. Only at 3% of total valuation is commercial development, whereas in the City as 2 whole shopping centers, industrial parks, and raw land add greatly to the tax base on a per-ADA basis.
In comparison the
The lower assessed value per ADA for Lake
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1 5. CAPITAL COSTS AND FUNDING
I (I) Permanent Construction
Based on latest construction cost factors from the State, we estimate thal Lake Calavera Hills students would require facilities costing about $12.0 million, under the assumption that permanent facilities are constructed. Table 13. The State factors conceivably are high. Specifics of architect and degree of extras are major factors which could ‘lower or raise costs. Nevertheless, the factors appear reasonable in relation to proposed costs the new Laguna-Riviera school, wherein the District estimates costs of $3# to $3,800 per student, versus the $3,500 figure on Table 13. The land fa(
that value) and that land requirement is 600 square feet per student.
Were the District to cover these costs by bonding or long-term lease purcl the amount of property tax which would have to be raised would be equal ti approximately $1,018,000 per year, figured as follows:
o Bonding Required (Equals Cost Assuming $ 11,975,000
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used assumes that land can be purchased at $11,000 per acre (or donated a; ’
No Reserves)
o Annual Amortization 8 8.5% (25 years 1,018,000
@ 7%) ’ Were this annual cost to be repaid from taxes derived from Lake Calavera Hills, the property tax rate to cover would be equal to $2.62 per $100 assessed valuation.
(2) Portables
An a1 ternate to permanent construction involves portables. has used them. District staff has indicated that they are suitable for c room use. In many cases, they are used to expand existing facilities, wh core administrative and service facilities (restrooms, etc.) are already place. In some districts, they have used for a totally new school I with portables used for core as well as cl room facilities.
In Table 14 we have presented estimates of costs of a 30-student portablc classroom on a minimum-maximum range basis. Costs cover three principa’
el emen ts :
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The District
This has been the case in Carlsbad.
o
o
The basic classroom structure (the portable).
Associated costs involved in installing and furnishing.
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I Table 13
LAKE CALAVERA HILLS SCHOOL CONSTRUCTION COSTS --Conventional Permanent Buildings--
- Grade - IC-6 - 7-8 - 9-12 Total
Enrollment 948 477 985 2,410
(Full Project)
Cost Per Student --Bui 1 di nga 3 , 500 5,000 6,000 - -Lan db 150 150 150
--Total 3,650 5,150 6,150
costs --Bui 1 ding 3,318,000 2,385,000 5,910,000 11,613,000 142,000 72,000 148,000 362,000 --Land I --To ta 1 3,460,000 2,457,000 6,058,000 11,975,000
COST PER RESIDENTIAL UNIT
3,364 105 --Land --Total 3,469
--Building $
a Per State Department of Education
Assumes 600 square feet of land per student @ 25$ per square foot ($1 b
per acre).
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Table 14
COST OF PORTABLE CLASSROOM
Maxi mum Mi n i mum
30-Student Portable
Classroom Structure $ 27,000 $ 33,000
I Total $50,000 $ 65,000
Installation-Furnishings 8,000 12,000
Share of Core Facilities 15,000 20,000
Per Student
C1 ass room Structure $ 900 $ 1,100
Install ation-Furnishing 26 7 400
Share of Core Facilities 500 667
Total $ 1,667 $ 2,167
Per Lake Calavera Hills
Re si dent i a1 Un i t
768 279 186 34 9 466 1 Total $ 1,163 1,513
C1 as sroom Structure $ 628 $
Instal 1 ation-Furni shings Share of Core Facilities
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o Associated costs of related core facilities, presumably in permanent structures elsewhere, but possibly of a portabl e nature.
The furnishings portion of the second element probably amounts to $1,500 to $2,500.
These costs do not include a factor for land. for land of about $150 per student appears appropriate. per unit residential unit at Lake Calavera Hills will range from $628 to
$768 for the portable structure alone to $1,163 to $1,513 for the portable plus installation furnishings plus share of core facilities.
are well below the approximate $3,500 figure for permanent COnStrUCtiOn,
Possibly in terms of accounting this is an operating cost, not I a capital cost.
As discussed earlier, a figui
As shown, costs I
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1 (3) Developer Contribution
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The present developer contribution in Carlsbad is $500 per residential unit, irrespective of type of unit.
proposed to pay a fee of $800 per unit. considering a fee ranging from covering the portable structure alone to covering structure plus installation-furnishings plus share of core facilit In a staff proposal, the fee will be tied to bedrooms, with higher fees for 1 arger homes.
(4) Bonding,
The Lake Calavera Hills developer has The District Board i s presently
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The District has existing unused bonding capacity of approximately $11.8 million (1976-77). Lake Calavera Hills would add capacity equal to 10% of assessed valuation, or approximately $3.8 million, which would be equal to about 42% of the total cost of permanent structures to accommodate Lake Ca' Hills students. However, bond elections are often difficult to pass, as a two-thirds voter approval is requ i red.
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Bonding is an option open to the District.
This form of financing involves ownership by a non-profit corporation and long-term lease by the District. This financing requires simple majority voter approval. It is gaining popularity among California districts. Car Unified has used this form. Long-term lease rates compare closely to long term bond repayment amounts.
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I 6. OPERATING REVENUES AND COSTS
Income for fiscal year 1976-77 is shown in Table 15. Here it is shown thal total revenues for the District (excluding beginning balances) were approximately $7.4 million. This figure is equal to approximately $1,545 per ADA.
taxation is quite high--highest of all unified districts in the county. major reason for this is the District's present high level of assessed
valuation per ADA. County, and has a level more than 50% above County average (for unified districts).
Based on the District's 1976-77 property tax rate of $4.28, prospective
Lake Calavera Hills would generate property taxes of approximately $691 p ADA. This figure would be approximately $575 per ADA under the District' budgeted levels for 1976-77. However, this does not mean that the Distri would suffer accordingly. Under a rather complex State aid formula (cove by SB go), districts with lower assessed valuations receive higher aid th districts with higher valuations. Further, as new values are added to th district, the formula in effect gives or takes back aid depending upon th specific values per ADA being added. In several analyses, we have pursued it in great detail. The net effect of SB 90 is that State aid has largely eliminated property value per ADA of
new development as a major factor in District finances. This nay change, the Serrano-Priest decision and other factors are calling for new legisla which will probably cause more equalization, not less. As a consequence, is no precise method by which Lake Calavera Hills impacts can be estimate on operating costs and revenues for 20 years ahead. However, we judge tha Lake Calavera Hills will not be a negative factor in terms of operating c
and revenues.
Further, there is considerable argument that growth in a district is essential to keep costs in line. In particular, in no-growth or declinin districts, average teacher seniority increases and most teachers employed
are at the top end of the salary chart. I per ADA become high, whereas in a growth district, a more average situati prevails. There are obviously short-term operating problems in any growt situation. Yet in general, Lake Calavera Hills should not be a long-terrr I detriment to operations, and possibly it will be a benefit.
I 7. CON CLUSI ON S
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The principal source of the District's revenue is from local I taxat ion-approximately 82%. Carl sbad's percentage of revenue from local I
Carlsbad ranks second only to Borrego Springs in the
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This is a very complex subject.
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As a consequence, teacher costs
The major problem of residential growth is building school facilities. 1 the case of Lake Calavera Hills, adequate school facilities can be provic in the near term through use of portables at existing sites. In the lon!
term new sites will be required. If the District opts for fully permaner facilities for these new schools, costs will be high--roughly $3,500 per
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1 Table 15
I 1976-77 Budget
INCOME--CARLSBAD UNIFIED SCHOOL DISTRICT
Do 1 1 a rs * Per ADA
% of Total - -- Dol 1 ars I
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I Federal $ 198,700 $ 41.40 $ 2.69%
State 1,021,700 21 2.85 13.80%
County 106,000 22.08 1.43%
Property Taxes 6,078,408 - 1,266.34 82.08%
Total $ 7,404,808 $ 1,542.67 100.00%
* Estimated at 4,800 ADA.
SOURCE: Superintendent of Schools, San Diego County
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residential unit at Lake Calavera Hills. There appear to be appropriate 11 cost alternatives, involving some degree of permanent facilities and use o portables.
In our judgement, there is capability to satisfy growth needs of the %hoc District, through a combination of means: 1 o Appropriate use of portables.
o Developer contributions.
o District resources.
The developer is currently working with the District to gain an approved working arrangement for financing of school requirements of Lake Cal avera Hills.
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APPENDIX
DEFINITIONS OF TERMS
HOUSING ACTIVITY POOL
A Housing Activity Pool is an estimate of major future housing activity in the County or North County areas. annual activity over the next five to ten years. individual annual projections.
It is an estimate of average It does not reflect
BREAKEVEN
The term "breakeven" is used to indicate a condition where the cost of
providing a service is offset by revenues generated from providing this 1 servi ce.
MID-RANGE ESTIMATES
Where we have indicated "mid-range" estimates, these are our best judgeme of ''average'' costs and revenues in the 'future.
In this analysis, we have indicated in certain instances a range of prqje including minimum, maximum, and mid-range conditions. best estimate of "most 1 ikely" conditions, but recognizing that variation estimates is quite likely.
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Mid-range is our
VARIABLE COSTS
These are costs of providing public services and facilities which will vc directly with new development activity.
residential units would cause the immediate or almost immediate requiremi for an increase in some service cost.
Introduction of 100 new
An example might be recreation
service or police protection.
FIXED COSTS
These are public costs which will not vary directly with increases in de ment activity, even though over a long period of time they may increase proportion to such activity. As noted in the body of the report, fixed 1
are much more subject to policy decision than variable costs.
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1 DIRECT REVENUES
1 These are public revenues that will result directly from new development activity. For example, when additional residential units are built, there is a direct increase in property taxes.
BUILD-OUT PERIOD
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I years Or Inore*
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I This is the period of time during which construction w-ill occur at Lake Cala\ Hills. Full build-out will occur when full development of the project has occurred.
STABLE YEAR
A full year after full build out, when there will be full realization of pro1 tax , sales tax, and other cost-revenue factors.
CAPITAL COSTS
Capital costs are those costs involved in the purchase or construction of permanent or semi-permanent facilities and equipment. Major capital costs would cover streets, bridges, schools, public buildings, etc. They also
cover "long-life" equipment, such as fire trucks, which have a life of 20
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OPERATING COSTS
These are on-going costs of printing services.
operating items which are replaced quite frequently--in a period of less tha three years for purposes of this analysis.
They include "short life" B
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NOTICE OF PUBLIC tlEARING
RC: MASTER PLAN 150(A) - LAKE CALAVERA HILLS
NOTICE IS HEREBY GIVEN that the City Council of the City of
Carlsbad will hold a public hearing at the City Council Chambers,
1200 Elm Avenueg Carlsbad, California, at 7130 P,M. on Tuesday, Novernbcr 7, 1978, to consider. the Master Pliii-1 for the proposed Lake Calavera Hills development on property generally located on
the east side of El Camino !?ea1 between Righway 78 and proposed Cannon Drive on the south, and more particularly described in
the files of the Carlsbad Planning Department and on the map beTG
AFPLICAl!T: Lake Cal avera Hi1 9 s Associates
PUBLISH: October 28$ IS78 CARLSBAD ClTY COUNCI
d
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b3 ALL0 aLCIef2T; Owner e Oceanside, California a54 ; - ..:- *. .i :, -*># Q Robert & Mareida Harrison JrElsie M. Kelly
4067 Alto Street '. . 4656 El Camino Rc
L,+ :r, vid & Gail Smith .
20 Vista Calaveras
.- pansid&, Cali g2OS4 Car1sbad, ....... Ca1ifo1 ..
reanside, California ........ 92054 4073 Alto' Street-':.-'.:':
. e..., ... .. .% .
HSW United t .
9811 Xaufman Avei
South Gate, Cali.
, . .... -.-=;.: .. 2 .
Jakob Hersching
:H&S BN (ASC) MU3 Camp ButleHerbert' & Dorothy Nan 30772 Vis La Cre '0 Seattle, Washington 4101. Alto Street Palos Verdes, Ca
r14 Vista Calaveras Oceanside, .. California _. .. 92054:
Ieanside, California 92054 JaGob & Maria He 8; I /I./ . .' , .-
lly & Pauli
110 Vista. Caliveras' Zeanside, California 92054 ... -. Ronald & Marilyn Allred Vista, Californi .. ?,2,b: .<T : '.qk i;(rj
;bert & Yvonne Smethhurst
106 Vista Calaveras . I. :eanside, Ca1i.fornia 92054
TJ c. KJ .n & Carla Stotts
127 Alto Street
zeanside, California 92054
q'\ i r--.\?ht / chael & Ruth' Wals
131 Alto Street
leanside, California 92054 rc- . 4.c 3-j- Donald & 'Nancy Austin P.O. Box 218
V??~.l- ,c
-ank & Jay Arcidiacono
:eansi.de, California 92054
.. 118 Vista Calaveras'-L' - Hollingsworth-,:' -.:;- ----: . . ..
. _.-.. .. .{ Oceanside,.' California 92054 ... ..... ................ .:..
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_: ~ - _. r.. _._ -. q$p{::- :, -
Gloria prey c/o ... :- .. .- '. ...? i +. ... ..
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Thomas b Patricia Smoak
4105 Alto' Street' Oceanside. California ... 92054 Maie C. Templin . !-: . __ .
4109 A1to Street .
Oceanside, California 92054 Grant & Mildred
947 Heather .Driv .- . . . .- ......
P,O. Box 845 .. *rJAq Robert & Reda Harris Palos Verdes, Ca
4111 Alto .Street
Oceanside, California 92054
Emory & Elizabet Pamela G. Britting 1609 East Bay Fr
3623 Harbor Crest Way Balboa, Californ
Oceanside, California 42054 South Coast Asph
3601 Seacrest Way Carlsbad, Califc
Oceanside, California 92054 -
Marjorie Acquistapace 3603 Seacrest Way Tax Division
Oceanside, California 92054 P.O. Box 7 I
Robert & Rano'na Falconer Clifford & Darl--e E;3wQ 3605 Seacrest Way 4001 Vista CalaT
Oceanside, California 92054 Oceanside, Cali:
Frederick Nakatr George M. Van Nest
3607 Seacrest Way 4005 Vista Cala.
Oceanside, ._ California 92054 Oceanside, Cali]
Gregory & Maureen Sojka
Oceanside, California 92
Irwin & Helene Laurent
?q \
. .- Sully-Miller Cor 135 Alto Street
Union Oil. Co. of 9 \C iG .. -jos4
en & Marianne Maddy
139 Alto Street
:eanside, California 92054
Zeph & Norma esse
140 Bolivar Street
:earlside, California 92054
LPG's-& r ;> \ Nancy TJ 1c 37 enson
147 Alto Street :eanside, California 92054
t , d%:.?-:L 'ihartl T. idiller 151 Alto Street
:eansidet California 92054 s 1.7 i ale- / ii.rley Hamilton
155 Alto Street .Oceanside, California 92054 Oceanside, Cali
:eansi.de, California 92054 Walter & Jeanie Balab.as Edward & Sandra
ill & Janet Reedy 3620 Seacrest' Way 4011 Vista Cala
059 Alto Street Oceanside, California 92054 Oceanside, Cali
- \QL + /I?
403- f 3609 Seacrest Way
/ (< 5.. > _- dJ 3622 Seacrest Way
a\'-L L(Q5-q
cean$jdc, Ca1i.forni.a 92054 u___cI ___I-."." ---- -...--.. ,:. ......- 'r *__.+-*.-.- - . -.* -*,.w..- - -.-.-.--.- w-
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J,ewis \qilson ;618 Seacrest Way 3601 Surfline Way keans ide , Ca 1 if orni .. Oceanside, Califo
[Ictoria R, Schmidt Kent Land Co. (Corp.) Donna R. Mcrritt
;616 Seacrest Nay ' 4127 Baycliff lqq
i:canside, California 92054 Oceanside, Calif0
- .ary A. Glickman ... . ' Jack & Jewel GreE
lfxanside, Caii fornia 92054 Oceanside, . .. Califc
{ai-ren c.' 'Speakman .,: .: Rex & Sonla Xidd ii12 seacrest igay -. 4123 Baycliff Wal ~ccansidc, California .. Oceanside, Califc
Thelma R. Bergen t3it.h B. Zadra .
:610 Seacrest Way 4121 Baycliff Wa:
Oceanside, Calif( ;cesnsi.de, California 92054
Harry & Robble Ri hcoSore & Margaret Norman
;608 Seacrest Way 4129 Raycliff Wa]
Iceanside, California 92054 Oceansi.de, Calif(
.cnt Land Company (Corp. ) Michael A. Levinc
Oceanside, Calif1
?by Er Bc~vcrly XcKj nncy 0 Kent Land Co. (Corp.)
a 9 2 0 5 4 Kent Land Co.(corp.)
'.!, , . Kent Land Co I (Coxp .) .. .; -- ._. '. . . ..
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4125 Baycliff P?ay iGl4 Seacrest Way ' Kent Land co, (cozp.)
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Kent Land Co. (Corp.)
92054 Kent Land Co. (Corp . )
Kent Land Co a* (Corp . )
Kent Land Co. (Corp. )
Kent Land Co. (Corp.)
Kent Land Co. (Corp.)
Kent Land Co. (Corp.)
Kamar Construction Co.
325 Elm Avenue
Carlsbad, California 92008 Linda K* Church
Kama r Con st rii c t i on Co .
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ient Land Company (Corp. 1
4133 Baycliff F.!a
Oceanside, Calif 'hornas & Cheiyl Dempsey
>602 Seacrest Xay
Iceanside, California 92054 City of Carlsbad Anton Sr Esther S
1200 Elm Avenue 4135 Baycliff Wa
Carlsbad, California 92008 Oceanside, Calif 'ent Land Co. (Corp.)
f7881 Skypark North
Scott & Cheryl L rvine, California 92707 Allan 0. Kelly 4137 Baycliff :+?a P.O. Box 335 .cnt Land Co. (Corp.) Carlsbad, California 920 canside, Calif
Dani 1 ti Pamela
41 9 Baycliff h'2 Fullerton, California 0 q$Q side, Calif
.ent Land Co. (Corp.) Robert & Helen Clark
810 Glenwood Terrace cnt Land Co. (Corp.)
ent Land Co. (Corp.) Robert & Helen Clark ent land CO, (CC
Kent Land Co.(CC cnt Land Co. (Corp.) All.an 0. Kelly
cnt Land Co.(Corp.) Elsie M. Kelly Kent Land CO. (CC
6 dye' 3607 P.O. Box 35 Kent Land co- (cc rigel ti Betty Holguin
GO7 Surfline Way
.Kent Land CO. (Cc ceansidc, California 92054
Kent Land. CO- (I -.IJ. Rceman
Xi05 Surfline Way
Kent Land eo. (C ccansidc, California 92054
Kent Land. CO.( anet L. B:shop
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ceanside, California 9205 Thomas & Cu.rtise Dubose i:. 4065 Vista Xalaveras ./ ' .. . ?
Oceanside, :.Califc
Kathleen TEujil1-c
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0 0
NOTICE OF PUBLIC HEARING
RE: MASTER PLAN 150(A) - LAKE CALAVERA HILLS
NOTICE IS HEREBY GIVEN that the City Council of the City of Carlsbad will hold a public hearing at the City Council Chambers, 1200 Elm Avenuep Carlsbad, California, at 7:30 P.M. on Tuesday,
November 7, 1978, to consider the Master Plan for the proposed Lake Calavera Hills development on property generally located on the east side of El Camino Real between Highway 78 and proposed Cannon Drive on the south, and more particularly described in the files of the Carlsbad Planning Department and on the map bela
APPLICANT: Lake Calavera Hills Associates
PUBLISH: October 28, 1978 CRRLSBAD CITY COUNCI
1 j
NOTICE OF PUBLIC HEARING
RE: MASTER PLAN 150 - LAKE CALAVERA HILLS (4)
NOTICE IS HEREBY GIVEN that the Planning Commission of
Council Chambers, 1200 Elm Avenue, Carlsbad, California, at
7:OO P.M. on Wednesday, September 27, 1978 to consider the
Master Plan for the proposed Lake Calavera Hills development on property generally located on the east side of El Camino Real
between Highway 78 and proposed Cannon Drive on the South, and more particulariy described in the files of the Carlsbad
Planning Department and on the map below.
the City of Carlsbad will hold a Public Hearing at the City
Those persons wishing to speak on this proposal are
cordially invited to attend the public hearing. If you have any questions, please call 729-1181 and ask for the Planning
Department.
APPLICANT: Lake Calavera Hills Associates
PUBLISH: September 13, 1978
CITY OF CARLSBAD PLANNING COMMISSION
* e e
NOTICE OF PUBLIC HEARING
RE: MASTER PLAN 150(A) - LAKE CALAVERA HILLS
NOTICE IS HEREBY GIVEN that the City Council of the City of
Carlsbad will hold a public hearing at the City Council Chambers,
1200 Elm Avenue, Carlsbad, California, at 7:30 P.M. on Tuesday, November 7, 1978, to consider the Master Plan for the proposed Lake Calavera Hills development on property generally located on
the east side of El Camino Real between Highway 78 and proposed
Cannon Drive on the south, and more particularly described in the files of the Carlsbad Planning Department and on the map belov
APPLICANT: Lake Calavera Hills Associates
PUBLISH: October 28, 1978 CARLSBAD CITY COUNCII
*' a e I .-<
~E~~Q~A~~~U
City of Carl sbad
TO Attention: Mr. Mike Zander DATE September 2
l%OM Dale H. Levander # 258
SUBJECT PER-CAPITA PROPERTY TAX ESTIMATES UNDER ALTERNATE HOUSTMG VALUE ASSUMPTIONS
In response to discussion at last night's Planning Comniission Meeting, we have prepared Tables 1 and 2 attached. total market valuation of Lake Calavera Hills at full development, under the housing and CCrntinercial values set forth in our ini-tial report, and also under the assumption that val ues woul d increase 25% and 50% respecti ve'ly . Thus, for example, a singlefamily "regular" unit which was initially estimated on the basis of a $60,000 unit price hzs also been estimated mi the basis of a $75,000 and $90,000 price. It should be noted that en Pa;e
78 of our initial summary report, a value per unit far single-faxiiy estate unit was indicated to be $80,000. This was a typoqraphical error, as in our detailed computations we used a figure Df $90,090. In this respect,
we refer you to the Technical Supplement, Section 315, Page 6.
We also assumed that values of the comiriercial property would increase by the
In Table 1, we have indicated
same 25% and 50% figures. would be approximately $788.7 million under the initial vajue assumptioos, $235.9 million under a 25% increase assumption, and $233.1 million unaer a 50% i ncrease ass uinpt i on.
In fable 2, we have indicated how these value increases would impact up~n per-capita property tax generation. first colilmn, it is seen that property taxes w2re estimated at $69.92 per capita. approximately 40% of last year's rate, it is seen (in the second colhmn) th; property tax per capita would be reduced to $27.98, a redGction of $41.94 per capita. Proposition 13 lfpdate Report, Exhibit 3. If ne assune tnat values would be 25% higher (third column) it is seen that the decrease would be only $34.36. equal to $5.98 per capita differential. (fourth column) would result in a loss of only $27.97, a $13.96 differentia
Rapidly escallating hcusing prices could serve to increase the margin shown in Exhibit 3 of our post-13 report. margin was estimated to be $13.26 per capita, before consideration of possi downward pressIrres for lower costs , upward pressures for more us~r revenues and also possible additional state subventions.
On this basis, as shown in Table 1, total v~lua-,!
In the initizl estimate, shown in :ne
On the basis of an estimated current property tax rate equal to
These are the same two fisgres that were presented in our
Similarly, a 5% value increase
from earlier estilnates.
There, as indicated, the revised
THE LEVANDER COMPANY, lrrC
economics and Irdnagernent cmsultcrnts
1 IS 0 e 8
As noted in the introduction of our post-13 report, we did not attempt to
revise all financial estimates to reflect cost escallation, value increases, etc. However, it is quite probable that housing values in the Carlsbad area have increased at a substantially greater rate than costs during the past year; and thus it is logical to believe that a portion of the higher taxes indicated in Table 2 could serve to increase the margin shown in our Exhibit 3 of the post-13 report.
I will welcome the opportunity to discuss this with you should you wish.
THE LEVANDER COMPANY, INC.
econcmics and manaoemcnt con~ltnnir
* a i
Table 1
LAKE CALAVEM HILLS VALUE COMPARISONS
Pre- 1 3 POS t- 1 3 Original - Ori gi nd Val ue Value + 25% + 50% Est i Kate Estimate Value Value
UNIT VALUES
Single-Family Estate $ 90,000 !$ 90,000 $ 112,500 $ 135
Single-Fami ly Regular 60 , 000 60,000 75,000 9c
Condomi ni um/PUD 45, OOG 45,000 56,250 6;
Rental Apartment 20,000 20,000 25 , 000 3(
--------- Thousands of Dol 1 ars----
MARKET VALUATION
Si ngl e- Fami 1 y Estate 17,190 17,190 21,488 2!
Single-Family Regular 121,920 121,920 152,400 i 8:
Condomi ni um/PUD 36,045 36,045 45,056 511
Rent a 1 Ap a r tme n t 8,560 8,560 10,700 -
Total Residential 183,715 183,715 229,644 27
(191 Units)
(2,032 Units)
(801 Units)
(428 Units)
1;
- 5 , 000 5 , 000 6 , 250 Commercial (100 000 SF -- B’I dg. Space)- a1
Total 188,715 . 188,715 235,894 2G
- a/ At $50 per square foot including land.
THE LEVANDER COMFANY, INC.
economics and management consuhnts
I e e
Table 2
LAKE CALAVERA HILLS PROPERTY TAX COMPARISONS #.
Pre-13 POst-13 -
Original Ori gi nal Value Val ue + 25% + 50%
Estimate Estimate - Val ue -- Value
---------------- Thousands of Dollars--------------
Market Val uati on 188,715 1813,775 235,894 283
58 Assessed Val u&’ 38,875 38,875 48,594
...................... Dollars--------------------
Assessed Value Per c Capita (9,897 Pop.) 3,928 3,928 4,910
b/ 0.712-
General Fund Property b/ Tax Rate (Per $100 AV) 1.78 . 0.71 2--
Property Tax Per Capita $ -69.92 $ 23.98 $ 34.96 $
Decrease From Pre-13 Level 41 -94 34.96 --
- a/ At 22% of market value plus a 3% factor for person61 property.
- bj assumed to equal 40% of pre-I3 rate.
THE LEVANDER COMPANY, INC.
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OPEN SPACE MAINTENANCE DISTRICT
COST/REVENUE PROJECTIONS
1979-1980 1981-1982 1983-1984
(2 Years) (4 Years) (6 Years) --
758 608 408 Acreage (Undeveloped)
Value Per Acre $ 2,500 $ 2,500 $ 5,000- 1/
Total Assessed Value 118951000 1,520,000 2,040,000
Acreage (Developed) 50 200 400
Total’ Dwelling Units 140 800 1,000
Value Per Unit - 21 60, 000 62,400 66 , 000
Total Market Value 8,400,000 49,920,000 66,000,000
TOTAL MARKET VALUE 10,295,000 51,440,000 68,040,000 ACREAGE AND UNITS
Assessed Valuation (25%) 2,573,750 12,860,000 17,010,000
TAX RATE:
!l ‘
$0.50 per $100 A.V. 12,868 64 , 300 85 , 050
MAINTENANCE COSTS: 20 , 189 74 , 881 81,995
SURPLUS (DEFICIT)
REVENUES @:
1
$0.50 per $100 A.V. (7,321)- 3’ 41,010 3,055
Cost per D.U. per annum @:
$0.50 tax rate: 75 93 83 f
1/ 100% increase over 3981/1982
2/ Adjusted 4% per year
3/ Cost of maintenance will be borne
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MEMO RANDUbI --
DATE : November 14, 1978
TO : PAUL BUSSEY, City Manager
FROM ; JAMES C, HAGAMAN, Planning Director JL/
SUBJECT: CONTINUANCE OF PUBLIC HEARING FOR
LAKE CALAVERA HILLS
Dale Levanderp the author of the economic studies for Lake Calavera Hills Master Plan Amendment, will not be able to
attend the meeting of the City Council on November 14,
In anticipation that the Council may wish to adjourn this
evening's meeting to a date when Mr. Levander could attend to
present, his findings and answer questions, we have confirmed
three possible dates with him.
1978.
The dates follow:
1 November 15 @ 1978. -- W'ednesday
November 16, 1978 - Thursday
November 20, 1978 - Monday
Mr. Levander prefers the November 96! 1978 date but indicates that he wguld.k:,e available the other dates if they were
better for the Council.
Mr. Levander will be available from 4:OO P.M. on each of the
dates. We have informed Mr. Levander that we would advise
him of the City Council's desires by the morning of November
15, 1978.
JCH: MZ :ms
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MEMORANDUM
To: Paul Busseyp City Manager DATL' Bet. 24, 19'98
FROM:
SUBJECT. Special Meeting of November 14, 1978
James Co Hagaman# Planning DirectorJl
This is to remind you to ask City Council for a special meeting
for Tuesday, November 14, 1978, to consider the Lake Calavera
Hills Master Plan. This should be an advertised public hearing.
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CALAVERA HILLS
SUMMARY OF PROJECT
e
Calavera Hills is a planned community of 802 acres in the
City of Carlsbad overlooking the Pacific Ocean. Located just east of El Camino Real and 1-1/2 miles east of Inter- state 5, it has magnificent ocean views of the Pacific,
less than 3 miles away.
Although the rolling hills, trees and nat:ural beauty give
the community a feeling of suburban tranquility, Calavera
Hills is actually one of the most strategic community loca- tions in NorEh County. An elementary school and a junior high school site are set aside in the center of Calavera Hills, together with a 20-acre park and a 10-acre shopping
center.
517 acres in Calavera Hills is owned by Calavera Hills
Company ("CHC") and the remaining 285 acres is owned by
Pacific Scene, Inc. Planning for the entire Calavera Hills community started in 1976 and Pacific Scene started its tentative maps in 1982.
The new CHC Master Plan allows up to 2,302 dwelling units
covering the complete spectrum of housing types: 1/2 to
2-1/2 acre estate sites; single family lots from 5,000 sq. ft. to over 9,000 sq. ft.; zero side yard lots of 3,600 sq. ft. and 4,000 sq. ft.; duplex lots with 7,000 sq. ft.; condominiums in 4 unit, 6 unit, 8 unit and 10 unit build- ings; and apartment buildings with a wide range of sizes and types. A 10-acre shopping center is also included.
This wide variety of housing types was carefully planned
by CHC to appeal to different segments of the market.
into 15 separate parcels, it has been condensed into 9 "Villages" for tentative map filing purposes.
CHC started working with the City on our plans for Calavera
Hills prior to our close of escrow, which took place
September 10, 1982. Together with our planners and engi-
neers, we then worked on the tentative maps for all of
the Villages in order to obtain a comprehensive inter-
related plan for the total site before completing the design of any one Village. The plans were finalized in the summer of 1983 and the tentative map for Village T was filed August 11, 1983. The tentative map for Village Q was filed October 20, 1983. Since then, refining of the tentative maps has
been taking place with the Planning and Engineering Staffs.
a
Although the CHC residential property was originally divided
a
Page 1 of 2
As a result of the continuous exchange of ideas and concepts
and our working together, your Planning Staff has recommend-
ed approval of our Villages Q and T, which incorporate
all of the elements required by City standards.
Special efforts were made to develop distinctive and unique
@
Villages that are in keeping with Carlsbad tradition.
In addition to meeting all criteria for site sensitivity,
traffic circulation and recreation, our two Villages include
the following features:
Open Space: 35 acres, representing 18.7' percent of the Villages' acreage.
Recreation: 1.1 recreation centers, which include swimming pools, quiet recreation areas and children's
play areas.
All slopes, not remaining natural, are on a 2/1 ratio and will be landscaped with
colorful ground cover, shrubs and trees.
Special areas are set aside as view corridors and observation points for residents and
visitors to take advantage of the many excel-
lent views.
A 20-acre site in the center of the community
has been set aside for dedication to the
a
City as a public park.
Architecture: The award-winning architectural firm of Naegle and Associates has taken extra care in making the street scenes as attractive
as possible.
The many different types of units and exter- ior elevations create Villages that will appeal to the young professionals and fam- ilies, mature families, empty-nesters and the retired.
0
Page 2 of 2
- ~~
CARLSBAD CIRCULATION PL,
COMMITTEE PLAN
t-4
---
MAJOR ARTERIAL m
(IECONDAAY ARTERIAL -
PROPOSED
ANNEXATIONS
ORlPWlC 8CkLE
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VILLAGE MOT A PARTOF CALAVEIA HlLlS COlrlPAW - - - UlUAGE WWNDARY
- - - CnASE BREAKDOYW
- - - ?HASE BOUNDARY
OF VILLAGES
TOTAL ACUUOe FOU w OF CAUVERA HRLS COMPANY
Li
ORlCWlC 8CkLE
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VILLAGE MOT A PARTOF CALAVEIA HlLlS COlrlPAW - - - UlUAGE WWNDARY
- - - CnASE BREAKDOYW
- - - ?HASE BOUNDARY
OF VILLAGES
TOTAL ACUUOe FOU w OF CAUVERA HRLS COMPANY
Li
ILL Me OF RDJ.
SECTION rry : 1'4 . I/*. *'4
UfiDE 1- OUffflE OF Raw.
VILLAGE Q OF
CALAVERA HILLS
0
Located at the highest point in Calavera Hills, scenic Village Q has a commanding 360 degree view. From the south-
erly view of the Pacific Ocean to the easterly view of
Lake Calaveras, Village Q is a unique 204 home neighborhood
with 29.4 percent of its total acreage devoted to open
space.
Five recreation areas are strategically placed throughout
the Village with a total of 92 homes facing open space
in its natural state or on creatively landscaped areas.
Statistically, this is Village Q:
51.4 total acres
36.3 developed acres
15.1 total acres (29.4 percent) devoted to open space
6.2 acres covered by buildings
204 residential units
5 separate recreation areas
a
Village Q is easily identified as it surrounds the water
tank that is located at the highest elevation in Calavera
Hills. (The existing water tank will be replaced by a
new concrete tank, with landscaped crib walls and complete
visual screening.) The six distinctive neighborhoods within
Village Q are connected by a horseshoe shaped collector
street that has two entrances on Tamarack Avenue.
The Village has homes with zero side yard configurations
that permit the homeowner to enjoy ample side and rear yards without the problems of care and maintenance of the
traditional large rear yards and unusable side yards.
The lots average over 4,000 square feet.
The land plan is designed to take every advantage of the spectacular views for the one and two story, two and three bedroom homes. Each home will have a two car enclosed garage.
One of the recreation areas will include a lap pool, kiddies
pool, cabana with restrooms and showers, barbecue pits 0
Page 1 of 2
and a large deck area surrounding the pool. The other
recreation areas will include tot lots and green areas
for passive recreation.
It is anticipated that Village Q will be built in three
phases of 77, 64 and 63 homes, respectively.
I)
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Page 2 of 2
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-
VILLAGE T OF
CALAVERA HILLS
a
Village T, the largest Village in Calavera Hills, is 136.7
acres in size and will include 466 homes in three distinc-
tive, compatible modes.
The northerly portion of the Village, which includes 124
single family detached homes on 5,000 square foot lots
and larger and 142 patio homes, is separated by a 20 acre
school site from the southerly portion which will include 28 single family detached homes on 9,000 square foot lots,
92 patio homes and 92 duplex units.
The small individual neighborhoods are served by a circular
collector street with two entrances on College Boulevard.
A jogging trail and walkway will meander through the Village.
Two major recreation centers will be included in the five recreation areas set aside within Village T. The major recreation centers will each include a lap pool, kiddies pool, a cabana with restrooms and showers, a barbecue pit and a large poolside patio area. One center will also include a tot lot and a large lawn court for volleyball and other games. The secondary recreation areas will in- clude tot lots, barbecue pits and areas set aside for passive recreation.
Statistically, this is Village T:
a
136.7 total acres
20 total acres (14.6 percent) devoted to open space
15 acres covered by buildings
466 residential units
5 recreation areas
All of the homes along the eastern corridor have commanding
views of Lake Calaveras. More than 90 homes have yards
abutting an open space.
The two single family detached neighborhoods are located
along the northern and southeastern perimeters to take advantage of the views. The homes will be one and two story, ranging from two to four bedrooms, with two car e enclosed garage.
Page 1 of 2
The duplex units are located in a separate neighborhood
in the southern portion adjacent to the large open space.
They will be one and two story, include two and three bed-
rooms and each will have a two car enclosed garage.
The patio homes are clustered in three separate neighbor-
hoods. The homes will be one and two story, two and three
bedrooms, with two car enclosed garage.
Traffic circulation will be controlled by a horseshoe shaped collector street from which the individual neighborhoods
will join. Adding to the distinctiveness and privacy of
the neighborhoods will be 20 individual cul-de-sac streets.
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Calavera Hills Detail No !!j!h.g?
Scale: I":2O'
Job: '
No: Architcctiirc 2zlOAVcndJ tk la Playa
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IJJ~IJ C~lihmiia~2(J~7 Date: 4 -64
613 453.2boh Drawn: w ia :*= Assodates +
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Calavera tiills Detail No. vugg
Scale; I ":zo'
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No: + 11 fo11.i CJib 1rtiuX11~7 Date: +f-'w
Planning 619 459-2646 Drawn: m
Archirccturc 2210.4Vt.nKlJtk13~2).2 -- e iq Z'= Asw c la t cs
MASTER PLAN 150 (F)
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FIEC vt3BlE STOR* LEG€ND: -
I K VILLAGE - -
-- VI Lt AG E DE VEL0 PMEN f <PO- STANDAROS
I-- VlLt AGE BOUN 0 ARY
\
OPEN SPACE
I-- . os i Pueuc PARK
ORlPWlC 8CkLE
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VILLAGE MOT A PARTOF CALAVEIA HlLlS COlrlPAW - - - UlUAGE WWNDARY
- - - CnASE BREAKDOYW
- - - ?HASE BOUNDARY
OF VILLAGES
TOTAL ACUUOe FOU w OF CAUVERA HRLS COMPANY
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CARLSBAD - LAKE CALAVERA HILLS I ECONOMIC IMPACT STUDY
Submitted to the
CITY OF CARLSBAD
levander, partridge & anderson, inc.
economrcs and development consultants r
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levander, partridge & anderson, inc. gcs wes~ century boulevard SLlte 912 ic s aige~ec cs~,~orr~~a 00045 (2131
March 25, 1977
P5308
Mr. Bud Plender
Acting Planning Director
City of Carlsbad
Dear Mr. Plender
In response to your Request for Proposal dated March 8, 1977, Levander Partridge & Anderson, Inc. is pleased to submit the following proposal
for professional services to prepare a land-use evaluation and economic
impact report for Lake Calavera Hills Planned Community.
We believe that the following scope of work will result in a meaningful
analysis of the economic impact on the City of Carlsbad of the proposed
development plan, and will provide a useful tool for continued use in the City’s land use decision making.
We are confident of our ability to perform this work to the highest
professional standards. We have extensive experience in economic
forecasting and governmental financial analysis, and we urge you to contact our references or make other inquiries into our professional qualifications and reputation. from prior work. pleted new community market analysis and/or cost-revenue studies for
seven different clients in the North San Diego County area.
!de appreciate the opportunity to submit this proposal, and hope to be able to meet with you to discuss our approach and qualifications in
greater detail. Please call us if you have any questions or if we can provide any further information. serving the City of Carlsbad on this challenging assignment.
p spectfully submitted,
We are familiar with the City of Carlsbad
During the past three years, we have personally com-
We look forward to the possibility of I
I (JL I@ 1 2L q,.# ‘!M&LJ /j Q2- /7y:
// /kf,@yJ &.pd/&$ ”- /-L”
Dale H. Levander Pr i nc i pal
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I’ ’ AGA: 1 d Austin G. A derson
Principal
eco-c- - ‘j Fi-reqI co?su:fants
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I NTRODUCT ION
The following pages set forth a work program which will fully meet the basic
objectives as set forth in the Request for Proposal. It involves sufficient detail to deal wiT the complex issues and interrelationships between land USI public services, and governmental revenues, yet it will result in a meaningfu'
understandable summary of conclusions.
The scope of work has been divided into 6 work tasks. These proposed tasks ai
clearly identifiable in terms of outputs and methodology, enable tight schedu' and performance control , and reflect a practical "inter(itive" work situation.
In Table 1 we have identified a number of specific data sources which will be
used. It is our understanding that two other economic impact studies are
underway. Our work program does not assume that any specific data will be
available from these studies. However, in working closc?ly with City staff we
shall endeavor to build upon any previously completed work available for our review, avoiding needless duplication of research tasks or policy formulation that may already have been completed to the City's satisfaction. The followir
pages outline our scope of work in greater detail.
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levander, partridge & anderson, inc.
economfcs and development consultants
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I1 1 SCOPE OF WORK
TASK I - LAND USE ANALYSIS
Specific annual forcasts of absorption and improvement values by type of use must be established as a foundation for the cost-revenue analysis.
free market economy, the future growth rate within a given county, community
or specific development cannot be precisely predicted. variables directly affect growth rates, including growth management, pol icie of surrounding jurisdictions, regional and national economic growth rates, and social trends as reflected in housing preferences, migratory patterns, a
long-term birth rates. 1 ikely" forecasts required for decision making. In our judgment, historical trends within the region and experience at other new community developments provide an adequate basis for establishing reasonable estimates of probable
growth trends, and will enable the formulation of minimum and maximum projec tions of the overall rate of development.
The evaluation of proposed land uses and formulation of development forcasts will represent approximately 25% of our overall work effort, and would entai
Given a I Many fundamental
Thus, the projections must be recognized as "most
I the following basic steps:
A) Evaluate Historical Development Activity
To determine trends in population and development growth. Including:
o Fundamental growth, Determine historical rate of population and hous hold growth within the Carl sbadlllorth County area.
o Development characteristics. Housing values, unit characteristics,
sales rates, resident characteristics, (origin, age, income, etc.), commercial square footage, etc.
o Other new communities. We will determine historical development rate and land use mix at selected new communities in Southern California.
B) Review Master Plan Proposed Uses and the Region's Land Use
To evaluate Lake Calavera Hills' proposed inventory in relation to the compe supply of developable land,
active in the market area. housing types, and marketing programs anticipated in the master plan.
Particular focus on master planned new communit To define the specific land allocations, densiti 1
levander, partridge & anderson, inc.
economics and development consultants
C) Forecast Regional and Lake Calavera Hills Population
o Establish regional market area population forecasts based on pro ec- tions by the CPO, San Diego County Planning Department, and any $ity
projections, adjusted as appropriate to reflect most recent historical I experience.
o Estimate attainable penetration rates of this market area growth poten
tial by Lake Calavera Hills, given anticipated promotion and developmei strategy .
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o Forecast the rate of dwelling unit development and household and pop- I
I D) Forecast Other Uses
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ulation growth at Lake Calavera Hills.
Demand for commercial development wi 11 accrue 1 argely fr-om population growth within the community, with possible secondary support from surrounding develor ment rates for a1 1 non-residential uses will be forecast based on appropriate support ratios.
E) Forecast Specific Development Factors
The overall growth forecasts must be refined to express specific categories 01
development. Forecasts will, as a minimum, define the following level of dett for each year:
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o Total permanent and second home population.
o Number and average value of single family homes, townhouses, condominiu 1 and apartments.
o Acres utilized for basic housing types,
o School enrollment for K-6, 7-9, and 10-12 grades.
o Total retail sales generated by residents.
o Acres, building square feet, and valuation of commercial retail, office hotel/resort/commercial recreation, and public open space, and other B uses of signficance.
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F)
We will establish confidence intervals in terms of at least two basic variable' a maximum and minimum absorption rate anticipated, and a maximum and minimum rl
of commercial development. The maximum estimate will be such that in our judgi
there will be a 20% chance that the actual development rate will exceed this e
mate. Similarly, the minimum estimate will be such that there is a 20% probab
Establish Ranges of Absorption and Value
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economics and development consultants
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that actual development will fall below the estimate. Clearly, we would
anticipate a relatively wide range between the minimum and maximum estimate.
We believe that review of past experience at major new communities would prc
vice a solid indication of minimum, maximum and attainable performance.
TASK 2 - ANALYSIS OF COST REVENUE FACTORS
These factors will cover the Principal operating costs, capital costs and revenues of the agencies under consi deraii on, which i ncl ucie the City ,
the Carlsbad Unified School District, and the Carlsbad Municipal Water District. It may also be advisable to evaluate other agencies or sub-
divisions of functions, but this judgment cannot be made until the research
is underway.
Our analysis of service costs will be based on a dual approach--first, from direct estimation through analysis of city of Carlsbad departmental budgets,
operating data, interviews with department heads, and engineering estimates. Secondly, a comparable approach will be applied, drawing on factors develope in our work for other cities, and from comparing typical services costs for
other cities throughout Cal ifornia.
A) Operating Costs
A first element of this analysis will be to analyze the structure of each
governmental jurisdiction and identify and define the basic categories of
services and costs to be examined. For the city, we will cover its major service functions, including: pol ice protection, fire protection, library, parks and recreation, streets, and administration.
Within each of these service departments, we will determine specifically how internal operations are affected by new growth (either residential or commer-
cial). Based on our own experience and also from discuss -& from manage-
ment personnel ¶ we will carefully identify those service :.
service costs which are most closely related to new resideniial and commercii
development. As an example, in the police department we will review such detailed functions as patrol , 1 aboratory, detectivejinvestigation. and
administration. The parks and recreation area, we will carefully consider
recreational services as opposed to park maintenance.
area, clear demarcation will be given to the preventive inspection work as opposed to fire response service. In the area of school analysis, we will
evaluate principally the teaching vs. administrative functions. It will not be within scope of this analysis to review school budgets from a detailed
grade by grade or function by function basis.
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In the fire protectior
Our cost analysis will consider service levels--current service levels w1l-I be evaluated and required minimum service levels will be defined.
level of services (and costs) to be provided to the area is, to an extent, a variable to be determined by city leadership.
We will evaluate data for dther cities as prepared by the state controller, correlating budget data with size, density, age, residential income, and
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population, to determine the most applicable ranges of value for Carlsbad.
Also, we will review data from the national governmental census for average
costs, and we believe it will be relevant to study current budgets of ten to twenty "comparable" cities in greater detail, to gain measures of their
per capita costs for police protection and other services.
from both the departmental analysis and comparable city approach, we will
then make comparisons of results and make final judgment regarding proper
service levels and cost factors.
the two approaches, we will then undertake additional research to reconcile
these variations. At the conclusion of our work, we wiill prepare definitive
estimates of these cost factors, applying each departmental cost to appropria
development units or combination of units.
costs may be expressed in terms of a different dollar value per unit for single family, second home condoainiums, and apartments, plus a dollar value
per square foot of commerci a1 space and industrial area. Conversely, 1 i brarj
costs may be related directly to population, while less significant costs maj be allocated on a straight per capita basis.)
B) Capital Costs
These costs will apply to the jurisdictions under study, bil; greatest
importance and emphasis will apply to city streets, sclioc utility facilities. Our prior experience suggests that t - -Lsts of new school facilities may be particulary significant to the final conclusion.
While capital cost data for other cities will be reviewed, our experience suggests that the greatest emphasis will be placed on preparing specific budgets for various capital i tems, working closely with department heads.
Capital cost estimating is a two-staged process. specific capital facilities must be related to population and/or development growth, and the reauired major facilities scheduled over time. Then, the co
the specific fac' es must be estimated, drawing upon city department ex- pertise, or esti gn factors prepared by other governmevtal agencies. In
this analysis we hill clearly identify those capital cost Glich are assumed directly by the developers as opposed to the city. eloper-supplied
capital facilities will not be "double counted'' in the city budget.
After analysis
If discrepancies are significant between
(For example, direct police
ilities, and
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Thus,
C) Revenues
For our analysis of city revenues, we will review all sources, with emphasis
on major items:
o Property Taxes o Sales Taxes o State Subventions (gas taxes, cigarette taxes, etc.) o Use Charges o Development related fees o Other Fees and Licenses o Revenue Sharing o CD Block Grants
levander, partridge & anderson, inc.
econom~cs and development consuliants
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I Each revenue item must be expressed in terms of appropriate development units
For property taxes , values wi 11 be based on current (and possible prospective:
property tax rates, applied to estimates of new development values from Task 1. An important factor to be evaluated will be the extent to which assessor practice conforms to the statutory 25 percent assessed valuation
factor. To this end, we plan to obtain data on 40 to 50 properties in the
Greater Carlsbad area, and compare recent sales prices with “then current”
assessment values. From this, we can make a judgment regarding the practical- of the 25 percent factor.
For school finances, a key factor to be considered is the impact of the SB 90
State Aid formula. This is a complex formula, but the basic provisions of
SB 90 are such that property tax generation realized by the schools is not directly re1 atable to assessed val ues. new development may in effect simply reduce state aid by an offsetting amount
and thereby increase financing for the state as a whole.
Sales Taxes will include two components: the taxable sales generated by new population at Lake Calavera Hills will be estimated, times a factor to expres
the percentage of this total to be realized at retail stores within the city
limits.
In addition, new commercial uses within the community may draw a percentage o their sales from outside the city, which will represent a new increase in tax
revenues to the city.
Development-related fees will be related directly to new construction, while
revenue sharing, block grants, and certain other items may be most closely approximated as being proportional to population.
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Thus, taxes generated by high-val ued
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1 TASK 3 - ASSUMPTIONS AND ISSUES
A key work task is the definition and evaluation of issues and alternative
assumptions underlying the cost revenue analysis to be accomplished jointly
with city staff. As indicated in the work schedule, this -ask will be under- taken in two stages: first, the basic issues must be ide: ’fied prior to undertaking the ev-’i!zttion of individual departmental cos; d revenue factors. Subseque, , some alternative assumptions must t nsted and
finalized for the f t ;#al cost revenue conclusions.
the foll owing :
A) Allocation of Indirect Costs. The additional services and facilities
made necessary by the new development will entail a direct cost, but the impact on administration and other indirect departments is subject to inter-
pretation. itself require an increase in the size of the City Hall or in the costs for I city council. Nevertheless, budgets of cities of varying size provide little
evidence of long-term economies of scale as cities increase in size. There-
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These assuiiiptions include
For example, the addition of a new fire station does not in
fore, in our judgement the most reasonable assumption is that indirect oper-
ating costs will increase in proportion to direct cost. 1
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8) Governmental Organization and Tax Structure. Revenues and service
responsibilities accruing to various governmental agencies are a function of
complex laws at the municipal, state and federal levels.
structures and rates will doubtlessly change, and some significant bills have already been introduced to this end, in our judgment the cost revenue
analysis nust be based on the existing structure.
the magnitude of impact of possible tax law modification.
Although tax
However, we will outline
C) Inflation. Our basic analysis will be based on constant, current value
dollars. In our judgment, a long-term analysis applying estimated inflation
rates to revenues and cost elements will result in substantial distortion in
later years of the forecast.
assumes that housing values, land values, revenue items, and cost of services
will all increase subject to roughly equal inflation rates over the long term
Although, as illustrated by the recent rapid inflation in housing values, any given component of the economy can experience inflation far greater than the
prevailing rate, there is little theoretical or practical basis on which to
justify the application of varying inflation rates over the long term.
D) Plan Alternatives.
be measured in relation to the conditions that will exist if the plan is
denied. ment plan.
E) Quality of Services. Our analysis and projections will be based on the
assumptions that the services provided to the newly developing area will represent a continuation of existing quality of service 1 eve1 s. we will address possible financial impact of curtailing certain services if
appropriate, and outline cases where, in our judgment, increased levels of
expenditure may be appropriate based on our discussions with department
F) Rate of Development. As discussed previously, our analysis will con-
sider alternative scenarios in terms of absorption rate. We will also
outline possible scenarios that would result in the high risk of major
financial deficits or creation of 1 arge surpl uses.
The constant dollar analysis, in effect,
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The economic impact of the proposed master plan must
This may represent no development or a modification of the develop-
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TASK 4 - COST REVENUE COMPUTATION
Based on inputs from Tasks 1 and 2, and reflecting the appropriate assump- tions as outlined in Task 3, we will prepare 25-year forecasts of annual
service costs, capital costs, and revenues accruing to each governmental jurisdiction. Separate forecasts will be prepared reflecting maximum, expected, and minimum development rates.
In this assignment we do not propose to utilize a computer-based model. Our
methodology will employ a series of essentially simple arithmetic equations,
applying the detailed cost and revenue factors to the appropriate develop- ment measures, and resulting in a summary of net annual surplus or deficit
for each.
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levander, partridge & anderson, inc.
economics and development consultants
TASK 5 - REFINEMENT OF FACTORS AND CONCLUSIONS
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After an initial set of projections has been prepared, our results will be
reviewed and evaluated with city staff. Additional research tasks and
refinements to assumptions and methodology, as appropriate, will be defined
and undertaken. The final series of projections will then be prepared.
TASK 6 - DOCUMENTATION a
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Our final documentation must accomplish two basic objectives:
1. The overall results and conElusions of the study must be clearly
expressed in a relatively brief, summary format.
The data base, assumptions, and methodology must be fully docu- mented, both to enable City staff to fully evaluate the results of 2.
the study, and also to enable maximum application of this work to
future cost-revenue studies of other areas.
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We will prepare a verbal and graphic presentation of basic findings to City
Staff or public forum as appropriate. Our final report will include a technical appendix with computational worksheets, factor tables, and full instructions to enable city staff to prepare additional iterations with
very limited consultant assistance. A full bibliography will also be
i ncl uded.
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1 4. Computations & Analysis 2 5 7
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STAFFING AND SCHEDULE
This assignment can be completed within 12 weeks from authorization to procef which will allow adequate time for communication with City staff and final report preparation. Figure 1 illustrates a proposed work schedule for the basic elements of the work program. As shown, the basic analysis of land USE
and market demands will be completed within 5 weeks, and preliminary conclusi as to overall financial impacts will be available within 10 weeks from author
ization to proceed. The following table illustrates the expected allocation
imately 70 man-days. It should be noted that the allocations among individua
work elements are estimates, as the actual performance of work will entail considerable reallocation of effort among the individual work elements as
problems and issues are encountered.
effort among the basic work steps, with a total anticipated effort of approx-
Man -D ays
Task Pri nci pal Associate Total
a. Project Initiation 1% 1 2%
1. Land Use Analysis 6 12 18
2. Cost/Revenue Factors --Municipal 1 0% 6 1 6% --School District 4 1 5
--Other % ?5 1
Subtotal it"2 15 7& 2 2%
3. Assumptions d Issues 5 1% 6%
5. Refinement 4 2 6
6. Final Documentation 4% 2% 7
Total 38 31% 69%
levander, partridge & anderson, inc.
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CONTRACT FEE AMOUNT
Our fee for this work will be billed on a time and materials basis, not to
exceed a maximum budget of $12,!~0. Components of this fee include:
Principals: 38 3ays at S320 $ 12,160
Associates: 31 4 Days at $160 5,0120
Total Fees $ 17,200
1,200 (Computer Time, Graphics , Travel ) I Total Budget !$ 15,400
1 date.
Expenses (Computer Time, Graphics, Travel
Billings will be submitted on a monthly basis reflectinlg work completed to
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levander, partridge & anderson, inc.
economics and development consulfants
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.. ''e declari'ng its intention to order the-formation of an assessmen
6i.st-ri.ct and setting a time and place'for a hearing OR the que
tion of, the formation of: the assessment district and the levyi
0: the proposed assessment. (Section 22587) .
Upon the conclusicn of the noticed hearing, the City Coun
makes a determinati-on as to whether a majority protest ex.ists.
If such a protest ex<-sts,
un3.css o-\:C.rniICd 5y a four-fi.fths vote of the mm'ucrs - of the
-I-.-.-- Council.
has beer1 017le~-rcLed, the city Couzcil nay adopt the re~ol~fl~i-~
ordering the improvements and the forrriation of the assessment
d!~st-rj_ct. c The adop-tior, of the resollition shall constitute ti?^
levy of ilii assessment for the fiscal .y-?a:: referred to i:? - tile c
meni:. (Section 22534).
the proceedings must _I_-_.- be abandoned -
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If a iniijority prctest has not been filed, oxt if fi
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The x3jur probl.ern with the use of such an assessment dist
fcix hke Calavera Hills is that additional proceedings must b:
taken for each fiscal yearduring which an assessment is to be t
l..o,v3.d and coI-l.e<:ted. within an existing assessment district.
tion %2621). In Lake Calavera Hi.lI.s, this procedure wili be ;
qu.irei2 anr1uaii.y. Tlicse additional. proceedings must comply wii
the proced.ures set forth in Sections 22620 through 22631. In
1:hj.s regard, a noticed. proi:cst hearing is held after the City
Council. iip,?roVCs the report of the engineer and adopts its re:
tion sf $.~?~.C':I~.~.CXS a .?s wiih t.hc i.n.iti.al proccdincjs, at the co!
c-,:lu..-ior: sf ::h.,.- hczring, tlie City Ck:;::ci>, !:cy z6,sp~ a >
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.. a confirming the diagram and assessments as filed or as modified
by it during the course of the hearing. Again, the adoption
of the resolution shall constitute the Levy of an assessment
for the fiscal year referred to in the assessment. (Section
22631).
SPECIAL MUITICIPAL TAX DISTRICTS
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A special municipal tax district may be formed in a
rnanner similar to that required in thc Open Space PIaintcnance
Act, C-ovcrnrncnt Code Sections 60,000 et seq. Like the Open
Space Maintenance Act, the sDecial municipal. tax district is
limited to a specii'ied ad valorem tax rate, In this regard,
Government Code Section 60,000 establishes the maximum tax rat
at- $1 per year on each $100 of assessed valuatioz.
of the $1 per $100 of assessed value tax rate limitation, the
special municipal tax district suffers from the same dxzwback:
as the Opcri Space Xaintenance Act. Accordingly, ws sugacst
that the special rnunici a1 tax district procedure not be pvrs~
for thc i~cascns sei; forth in our analysis of the Open Space F::
tenance Act.
132 1 ACTS I-IAX1!TETlAi\'CE DISTRICTS
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. An al-tcrnatlvc approach to the formation of a maintcnancc
trick is provided in Streets 8, Iiicjhways Codc, Sections 5820 el
seq. (a portion of thc: Iniprovemcnt Act of 1311) .) These provi-
sions atif-horize the estathli sliment of rnahtcnance districts for
~);L\J~TQ*<c~~~c~~;s which ~TC pcmj tl tcr! LO bc cc;::.trt:ct:cd k
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. the Improvement Act of 1311 (Section 5821).
that the requirement is merely that the improvements could be
installed pursuant to the Act, not that they were in fact inst
pursuant thereto. Among the improvements authorized under the
Act are the following:
sidewalks, cross-walks, steps, safety zones, platforms,. seats,
statuary, fountains, parks and parkways, reaeation areas I inc
ing all structures, buildings and other facilities necessary t
make parks and parkways and recreation areas useful for the
purposes for which intended
shrubs, or other ornamental vegetation (Section 5101). fn vic
of these authorized ‘improvements, it is clear that 1911 Act mi
tenance districts m2.y be used to assess benefitted property fc
the cost of rnzintaining landscaped areas.
Xt should be note e
the construction or reconstruction of
as well as the plantiny of trees,
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Pxoceedings for the formation of a 1911 Act Idaintenance I
-tr.-j.ct are commenced by the adoption of a resolution of intent:
which sta,tes the intention of the City Council to order that ‘
expenses of maintaining1 and operzting the subject improvement:
incl.uding the cost of necessary repairs, replacements, fuel,
* electrical currentt care, supervision, and any and all other
necessary for the proper maintenance and operation thereof, s
he assessed either partly or wholly; upon such district as th
city Councj.1 shall determine will be benefitted by the mainte
and operation of the improvements proposed to be maintained (
tion 5821). The rcsolution of intcnti.on must also describc t * 0.
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boundaries of the district to be assessed for such maintenance
and operation (Section 58221, and fix the time and place for.
hearing objections to the proposed maintenance or to the propo
dis.trict (Section 5824) .
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Mt5-ce of the adoption of the reso1utio:n of intention is
provided by publication (Section 5133) posting (Sectiorts 5190
5x911, and mailing (Section 5191). If at the protest hearing
the City Council finds that protest against the formation af
the rnainter!ance distzicst, has been made by the owners of more t
one-half of the area of the property included within the distr
no further proceedings may be taken unless the protests are ov
ruled hy rrn affirrnaEive vote of four-fifths of the! niembers of
the City Council (SectiQn 5826). If the Board firids that the
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. owners of more than cne-half of the area of .the proper:$,inclu
within the proposed district have n.ot protested against the .
formation of the district, it may proceed to overrule such prc
as may have been filed and adopt a revolution ordering the fox
.. tj-on of the,district (SLction 5828) -
Notice of the formation of the district must be provided
to I&.. County Assessor and the State Board of Equalization (Gc
ment Code SS549OQ arid 54902).
The district will not be effective for property tax purpc
until a maximum property tax rate has been established (Reven1
and Taxatioc Code 52263.2).
hc estnh7.isl:cd e-itl:cr by khc votcrs of the district (as provir
fox in Rcvcrluc and 'l';ixat,ion Code s52285 and following) or I-- nrlc
Such a maximum property tax rate *
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to or concurrently with the formation of the district by writt
consent esecuted bv property - owners holding at least sixty per
cent in area of the land to be benefitted (Revenue and Taxatic
Code S;2263.2), pursuant to the Majoritv Protest Act of 1931.
Streets & Hiqhways Code 552800 et seq.
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Thereafter, in each ensuing year, the City Council shall
estimate the cost of maintaining and operat.ing the improvement
within the maintenance district and fix a special tax rate 'sui
cient to meet the estimated costs The City C(
cil shall decide whether or not the cost of the same shall be
borne who1l:q or partially by the said maintenance discrict an(
shall, in addition to all other taxes, fix a special tax rate
for the real property withi-n said naintenance district - suff ic.
to raise the neccssary an-,cunt of money (Section 5830). The s!
i.al assessment tax Is ievied and co'llcctcd at the same time ai
in the same manner as the general tax levy for City purposes
(Section 15830) -
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' {Section 5831). Cdhen collected, the proceeds of such tax zre
paid into the City Trcdsury to the credit of the fur,d of the
maintenance district and may be used for the paymerit of expen
of the district (SectS.on 5830) - The City Couiicil may detern6.
that the whole or any part of the expense of such maintenance
shall be paid by the City (Section 5832). If this is to be t:
case, the same must be stated in thc resoluticm 'of intention,
- CONCLU S I ON
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Tiit: ~QJ-~]CIL~CI:I of a Maintenance District pursuant to ?!:e
Irnprovcment Act of. 1311 provides several distinct ndvantayes
present in the statutory Einanci.liq nicthods rcvicwcd by thi.:; r
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The following are indicative: .. .-
(1)' A majority protest may be overruled by a four-fifths
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vote of the City Council.
quires that the proceedings be abandoned in the event of a
The Open Space Maintenance Act re-
. . majority protest.
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(2) The vote requirement in establishing a maximum tax I
iS fulfilled by 60% written consent of the affected landowner.
The Open Space Maintenance Act and the Special Municipal Tax
District Act require an,election before the statutory maximum
can be imposed. (See Revenue arid Taxation Code S2263.2).
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(3) A tax rate which nnticipatcs J-~~soJ~,U~:L~ fcreseeable
TcvcrIuc demands ntay. be authorized iri.i.i:.i.al.ly, but not fully ic
until the cost of maintcnancc dictstcs, thereby ?:voiding a
necessa.ry for resurrirlg tax rate elections. In c:ont;cast, the
1,andsc"pj.ncj arid Liy!itincj Act of' 1972 requ ;.re:; aiinual Icassesc
after noticed publ.ic hearing, In addition, the maximum tax 1:
levied pursuant to the Open Space !.?aintenance Act and the SPI
laun j.cipa]. Tax Di.s trict I Act is Ljmited by statute and cannot I
irlcreased beyond the statutory .linii t:; to neet increasing rev
ilcrmnds.
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_.* Although items [I) and (2) arc sigiiifi.cant, item (3) a1.o
offers pursuasivc support for the conclusion that a 1911 Act
'tenance District should be utilized within Lake Calavera Iiila
We would fuxthcr surlqcs t that to iiasurc effcct.ive owner.
part.ici pntio:~ in tilo acinii ni st ratiori of the :mii:ixniince ai\d ci
Lion fund, the opcn spacc dedication which is required c?s' 2 [
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tion of subdivision approval sliouId j.nclul!e a provishn estab
ing an advisory board comprised of city ofFicia3.s and pxopcre,
The function .. of
'e
' ownc-:rs, or their designs. tcd rcprescntatives.
' the advisory board would be to consclt with bile Cj.ty Council '
its staff on cluestions OE day to day main~c:nance and operakio
the open space areas,' as wc1.l as long-range planlliny. This b
would be formed and approved by the City Counci.1 prior to the
dcdi.cat.i.on of thc opm spaces.
This structure wou.lCi pro-dide bcth the c:ouncil and its st;
with yui.dance in fixing the tax rate, insuring proper direct:
for the use of tax dollars, and providing nanagement for the
district. The City Council would, of course, approve or disai
the eZZorts, direction, and rnar,ay;ernent plans ,of the board.
With respect to the make-up of the board, we vmuld: fur'cht
suggest that prior to occupancy of any of the residential &:e:
unj-ts, the bozrd be conprised of five members, three of which
are appointed by the landowners and two of which are appointee
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. . by the City Council. N?recvcr, as land is developed and the
dents begin occupying the dwelling wits, the residents, rathl
than the landolpncrs, should begin assmiry the responsibility
governance of this advisory bosrd. In this regard, the follo~
chronology might be considered:
(1) Upon the initial formation of the maintenance distr
the board will be comprised of two nembers appointed by the
council and thrcc members appointed by the landowncrs .
(2) Upon first; occupancy of the dwelling units and unci
two-thirds of t-he propcrty has been devclopcd, the board woul
, be compriscd of oilc rcprcscntnt:.ivc of tlic homcowncrs, two rcp
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sentatives of the lan'dowr; and two repnxntativea appointc 0 by the..City Council. ..
(3) After two thirds of the development is completed an
occupied, the homeowners would have two representatives, the
landowner one representative, and the City Council would appo
two.
(4) After full developnent of Lake Calavera Hills, the
City Coiancil would continue to have its two appointees and th
homeowners would have three representatives on the board.
If you hclve any questions or require further elaboration
on the above analysis, please fzel free to contact this offic
TPC:ct - i . ..
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+ M E PI 0 R A 14 D U M .* ---------- e: .I
.. TO: ROY WARD
. Date: January 3, 1977
FROi.1: RUTAN & TUCKER
Thomas P. * Clark, Jr . ..
., RE: Supplement to >!enorandurn - Calavera Hills
You have requested inforrnaticn to sup’plement our inemorand
entitled LAKE: CALAVERA HIJALS-?4AISTE?LVJCE OF OPEN SPACE I with
particular reference to the use of a 1911 Act Naintenancc Dist
In this regarr?, you have requested our analysis of the fo
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lowing issues:
X. Issue. After the formation .of a 1911 Act Maintcnanc
-‘ IJl-S’LriCt al-€2 Eiddi’iic3nal iiiiuXGVCKt2n’L districts Xhte:i GvCZLap t
boundaries of the existing Yaintcnance District perxissfble? 0
Conclusion. Yes. --
, Disc~ission. The 1911 Act ?~aintenance.Distric~~ is fj.n
thraiagh the levy and. collection of ad valorem taxes. A maximi:
property tax rate in connection theru:.Jith is established cithc
I by thc voters of the Distrj-ct, as provided for in Revenue & Tz
Code Sections 2285 et seq or prior to concurrently with the fc
tion of a district by written consent-, cxecnted by property ob
holding nt least sixty (609) of thc land to be bcncfittcd {??c\
ti Taxation Code $2263.2), pursuant to the Majority l?rotcst Act
of 1931.. (Streets b IIighwnys Code Sections 2800 et scq.)
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In contrast, an imnrovcmcnt district forincd ei thc>r p'
suant to the 1311 Act or 1913 Act is financed .hv thc ini~tosi.tioi
of a special cssessmcnt on all propertics within thr, district t
mcnsurate with the benefit receivd. Accord'~nqly, .. r? special a
sessinent, in contrast to an ad valorem assessment docs not clff
. ' the maximum property tax rate limitations impbscd by S.B. 90 a
t.
rehated legislation.
XI. Issue. Can Park and Open Space Ixproozxents be
Performed by a 1911 Act Maintenance Distric
' Conc3.usion. .No, --
'Discussion. The purpose of a 1911 Act Maintenance
District is to provide for the financing of the maintenance of
' improvements which hive been constructed pursuant tc. one of th
Imprmement Acts, It should he noted, however, that the i.mpro
mcnts to be maintained need not have been constructed piixsaznt
to an Irnprovemnnt. Act, but rather simply an improvement .which
could have bccn constructed pursu.mt to an Inprovcmcnt Act.
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Thus, needed park and open space improvcments can be
constructed pursuant to either the Improvement Akt of 191.1 or
the Municipal Inipiroveinent Act of 1913 ai12 maintained by a nair:
tenanccl district formed prior to the construction thereof.
If you have any further questions, please fccl free ..
to contact our office.
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PLANNING COIhYISSION RESOLUTION NO, 1481
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF CARLSBAD, CALIFORNIA, SETTING FORTH ITS FINDINGS
AND RECONMENDATION OF CONDITIONAL APPROVAL FOR A
MASTER PLAN MNDbENT FOR LAKE CALAVERA HILLS.
CASE NO. : MP-150 (A)
APPLICANT: LAKE CALAVERA HILLS ASSOCIATES (Roy Wai
WHEREAS, a verified application for certain property 1
A portion of Lots D, E & J of the Rancho Agua Hediond(
in the City of Carlsbad, County of Sail Diego, State 0.
California, according to Map thereof, No. 923 on file
the office of the County Recorder of said County
has been filed with the City of Carlsbad and referred to tl
Planning Commission; and
WIIEREAS, said application constitutes a request as prc
by Title 21 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Conmission did hold a duly not5
public hearing on September 27, 1978, and subsequently adjc
hearings on October 4, 12 and 19, 1978, to consider said rl
and
WHEREAS, at said hearings, the Planning Commission dil
consider the environmental effects of said request as iden
in an envirdnmental impact report (EIR-403) that had beer?
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I certified by the City for a previous project (GPA-51); and
WHEREAS, at said public hearings, upon hearing and
considering the testimony and arguments, if any, of all pe
who desired to be heard, the Planning Commission considere
1 factors relating to the proposed Master Plan Pmendxcnt (:.E?
arid found the foilowing facts and reasons to exist:
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1. The proposed development as described by ChQ M%E
is consistent with the provisions of the General Plan and
applicable Specific Plans;
2. Although all necessary public facilities may not
available at this tine, their availability, concurrent wit
has been assured through the conditions of approval and ad
provisions have been provided to implement those portions
Capital Improvement Program applicable to the subject prop
3. The residential and open space portions of the c
will constitute an environment of sustained desirability a
stability; and that it will be in harmony with or provide
compatible variety to the character of the surrounding are that the sites proposed for public facilities, such as sck.
playgrounds and parks, are adequate to serve the anticipat
population and appear acceptable to the public authoritiez having jurisdiction thereof;
4, The proposed commercial use will be appropriate
location and overall design to the purpose intended; that
environment of sustained desirability and stability; and t
development will .meet performance standards established bl Title 21 of the Carlsbad Municipal Code;
design and development standards are such as to create an
5. In the case of institutional, recreational, and similar nonresidential. uses, that such development will be
appropriate in areap location and overall planning to the
proposed, and that surrounding areas are protected fron ar
adverse effects from such development;
6. That the streets and thoroughfares proposed are
suitable and adequate to carry the anticipated traffic thc
7. That any proposed commercial development can be
justified economically at the 1oca.tion proposed and will I
adequate commercial facilities of the types needed at sucl
location proposed;
8, That the area surrounding said development is 01
planned and zoned in ccordination and substantial cornpati1
with said development; '
9. Appropriate measures are proposed to mitigate ai
adverse environmental impact as noted in the adopted Envii
Impact Report for the project.
WHEREAS, the Planning Commission by the following ro'
vote rccornnended approval of MP-150 (23.) subject to t5,e fo
conditions:
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A. Village A & B (PUD-IZ/CT 76-12) as identified on the at
Exhibit C, dated 9/27/78, shall be allowed to be processed
the conditions of City Council Resolutions #5145 and #5146
the following modification:
1, Conditions $12 and g13 of Resolution #5145 shall
satisfied by the payment of park in-lieu fees computec
City Ordinance $9190 for CT 76-12.
B. Prior to the final processing of any other villages, 1
Master Plan, labeled Exhibit A-1, dated 3/10/78, shall be
revised by the applicant to comply with the following conditions. Said revised plan shall be submitted to the
Planning Director for review and approval or rejection wit1
45 days,
1. The format of the revised Master Plan shall
condensed and put into a more concise form as shc
the attached Exhibit A, dated 9/27/78. One "Lanc
graphic at a scale of 1"=200' shall also be incli
2, The "Map and Legal Description" graphic sha at a scale of 1"=400' and the "Open Space areas"
be removed from the graphic.
3. The "Land Use" graphic shall be changed as
the attached Exhibit B, dated 9/27/78,
4. The "Open Space" graphic shall be changed a on the attached Exhibit C, dated 9/27/78.
5. The "Public Facilities" graphic shall be ch( to show the following:
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a, Reference to "waste water reclamation" t
"Percolation area" shall be removed from th exhibit o
b, The width and cross-sections of the var
streets shall be shown on this exhibit,
c. The approximate location and size of th
water and sewer lines anticipated shall be on this exhibit.
d. The approximate location of the major s drains shall be shown on this exhibit.
e. The location of the one acre for public
such as the future fire station and possibl
library sha1.l be shown on this exhibit,
6. The "Phasing" graphic shall be modified to
the various changes required elsewhere in these
tions.
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7. The "Topography and Grading" graphic shall be cI.
to show the following:
a. The areas of the property containing the r(
and endangered plant species (Adolphia & Dichonc
identified in EIR-403 shall be indicated.
b. Areas proposed for "major" grading shall hc indicated. For the purposes of this condition,
grading shall be defined as any created slope w
height of 15 feet or greater or as determined b;
City Engineer.
8. A listing of each village area as shown on the
attached Exhibit D, 8/27/75, shall be provided clear
describing the development to occur in each.
9. All streets within the development shall comply
City standards or as required by the City Engineer,
10. 102' of right-of-way shall be provided for that
portion of Elm Avenue that lies between Tamarack Ave and College Boulevard. Design improvements shall be
required by the City Engineer.
11. The developer of each village shall construct o contribute money for all traffic signals required by
traffic generated by the development as required by
City Engineer or by whatever traffic signal policy/
ordinance is in effect at the time of development.
12. One acre of land within the new Village E-2 sha
reserved for public facility use, Said reservation
include a provision that if the land is not acquired
by the City within ten (10) years from the date of I: dation of the subdivision map that includes the one
site, the reservation shall be void and the area sha
allowed to develop privately.
13, The public. parks (Villages F, N znd Y) shall be
dedicated in conjunction with the subdivision of the
adjoining Village as identified in the attached Exhi
E, dated 9/27/78. Prior to the approval of the tent
shall submit a park improvement plan to the City Dj-r
Parks and Recreation for approval. Said developer s
be required to complete the park improvements as app
by the Director of Parks and Recreation in conjuncti.
t.he development of the adjoining subdivision. All park improvements shall be cor.:pleted prior to %?e 5r
of a Certificate of Occupancy within t.he subdivj.sio:7
said iinprovements have bc2n accepted by the City, ti:
City shall assume the ongoing maintenance requiremen
the park.
subdivision map for said adjoining Village, the deve
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14. The open space corridors shown on the attached I
C, dated 9/27/78, shall be dedicated as open space e:
ments in conjunction with the subdivision of the adjc
Village as identified in the attached Exhibit E, datc
9/27/78 - Those specific corridors identified on saic Exhibit C shall be made available for public access : use. The improvements of all of the corridors showri
said Exhibit C shall be made by the developer of the
adjoining development as identified in said Exhibit i
the other conditions contained herein dealing with dc standards and criteria for the identified bike paths
equestrian and pedestrian trails. Prior to the issm
any building pe-mits for development within this Mas1
Plan, a maintenance district pursuant to Sections 58:
et seq. of the California Streets and Highways Code :
be formed to provide the ongoing maintenance of the t
space corridors shown on the attached Exhibit C, datc
9/27/78 o
15. All of the private parks, private open space an(
common areas to be provided within the Master Pl-ai) a
not heretofore mentioned shall be improved by the de- landowner and maintained by a community association (homeowner's association).
16. The Phasing Schedule, attached as Exhibit E, da
9/27/78, shall be included in the revised Master Pla
Development of the various villages and correspondin1
provision for the various public facilities shall OC~
incrementally as shown (i-e. #I before #2, f2 before
#3, etc.). However, if provision is made for all of
public facilities listed under each phase (i.e. full
ment of Elm and Tamarack, plus dedication of 10 acre
site, plus reservation of 10 acre dedication of 10 a1 site, plus reservation of 10 acre school site with P'
etc.), the various villages within that phase shall
allowed to develop randomly. The minimum increment c
future development (subdivision) review shall be eac
indiviciual village,
17. The maxirnum cut or fill slopes allowed within t
development shall be 2:l or as approved by the City Engineer and no balancing or movement of dirt shall
allowed to cross one of the major stzeets once that
has been improved.
2.8. Discussion of the proposed "Architectural Advis
and Control Committee'' shall indicate that this comm
responsibility shall only be those that are more res
than the mj nimurn stanilards allowed by the City. Tk2
E*?~:II L allso ir-dicatz that this comnnittce's apFroi--.l c xcyuircd on all fsuilclincj plans prior to rcvicw by t::
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19. The C.C. & Rs for this Master Plan and subseque1 developments shall be set up so no amendments to ther
occur without City approval and the City shall have 1 authority to selectively enforce the C.C. & Rs if tht
determine such enforcement is necessary to protect tI
public welfare.
20, The design criteria for grading and slope desigl
contained on pages 14, 15, 55, 56, 57, 58, 59, 60, 6:
62, 63, and 64 of the Master Plan shall be incorpora-
into the revised Master Plan document as standards UI
otherwise amended by the Planning Director.
21. The revised Master Plan shall contain developmei
standards for those villages proposed by the applicai
for equestrian estates to the satisfaction of the P1#
Director o
22. Resign criteria for the proposed bike paths and
equestrian and pedestrian trails shall be included i
the revised Master Plan document to the satisfaction
the Planning Director. Said criteria shall be such
encourage the everyday use of the trails and paths a an alternative mode of transportation, The criteria
also provide for bicycle racks and related facilitie
the commercial center, parks, and similar areas to
encourage the use of that transportation mode.
23. The design criteria for noise attenuation conta
on pages 82-86 of the Master Plan shall be incorpora into the revised Master Plan document as standards u
otherwise amended by the Planning Director.
24. The text of the revised Master Plan shall conta
specific provisions for recreational vehicle storag
or E-2 shall be provided for RV storage and shall be developed per the requirements of Section 21.45.120 the Carlsbad Municipal Code.
25. Prior to the issuance of grading permits for th various villages, provisions, to the satisfaction of
City Engineer, shall be made for the following:
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the property, A minimum of two acres in Village E-1
a. Regulation of the use, storage and disposa
all fuels, oils, petroleum and chemical product
on the construction site,
b. Site specific soils investigations with re
mendations for control of potential problems as result of expansive soils.
c, necessary to install streets and prepare constr
pads,
Liniitation of grading to the minimum :!rr?=i
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d. Avoidance of clearing operations in advancc grading.
e.
precipitation pattern.
f. Construction of drainage facilities concur.
with grading activities.
go a hardened, compacted cap of soil which will mi
dust and erosion due to surface runoff.
h, Grading of surfaces so as to direct runoff
toward planned drainage and, if possible, away
cut and fill slopes.
i. Planting and maintenance of ground cover si
for slope erosion control immediately following
j, Phasing of grading activities over the lifc
the project to provide a transition of habitat.
k. Limitations of grading operations in the p
area to normal daytime working hours.
Coordination of grading activities with thc
Watering and rolling of the final surface
26. Prior to the issuance of building permits for t
various villages, provisions, to the satisfaction of the Planning Director, shall be made for the followi
a. Installation of flow restrictors in all ba
fixtures.
b. Use of "mini-flush" toilets.
c. Landscaping using drought-resistent trees plants.
d. Installation of drip irrigation systems us
tensiometers or other acceptable systems.
e. Architectural design which reduces or trea
window and door openings and takes advantage of
winter sun and summer shade.
f. Insulation for all structures according to
standards.
g. Solar heating for both space and water hea or if not technoligically feasible at the time
construction * stub-outs ' €03: illtimate conv2rsl.o solar heating.
h. Landscaping using deciduous trees (to shad summer and allow sunlight in winter) and windbr
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i. Retention of natural vegetation in the ope space areas wherever possible.
j. Retention of existing eucalyptus trees whe
possible.
k. Retention of as much Adolphia and Dichondr
possible within the various open space areas-
23- Prior to the issuance of any grading permits, p for the protection of significant archeological reso on the property shall be completed to the satisfacti the Planning Director as follows:
a. Direct on-site impacts:
1) All work shall be performed by a quali
Archeologist in conjunction with the lates
acceptable scientific procedures,
2) Prepare a surface map of the artifacts
associated ecological information.
3) Excavate a test sample of the area to
determine the nature and extent of any sub
component. One soch test which has proven
successful in similar situations is the sy
rectilinear posthole test. _.
4) Based on the information resulting fro this investigation, additional testing can
designed, if needed. This second phase of
testing should be oriented toward obtainin reliable sample of the site area and in as
sing the variation present within the depo Based on the results of this examination, be necessary, although unlikely, to perfor
additional investigation, or to recommend
fering mitigating procedures.
5) A report shall be prepared summarizing
findings and discussing the interrelations the site materials and other sites found i
region.
6) All work shall be extensively photodoc
7) Copies of notes, photographs, records
final report shall be submitted to local d
depositories.
b. 1nd.ireet OP, and off-site impacts - a;ly OK
foll.owing :
1) Limit access to sites by placing barri
around the project area.
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2) ' Place fill over site areas.
3) Excavate the sites and achieve their
iriformation potential.
28. Prior to the approval of any tentative sub(
map adjoining Elm Avenue, Tamarack Avenue or Co:
Boulevard an assessment of the potential noise
impacts shall be made by an acoustical engineer
engineer shall then prepare a report containing
mendations on how to mitigate any identified no
impacts. The design of an impacted subdivision
consistent with these recommendations.
29. The site development plan for Villages E-1
and K shall include provisions for transit stop
the satisfaction of the Planning Commission,
30, The maximum grade established for all bikes shall be 7%, or as approved by the City Enginee
31. The width and location of the open space CI shall- be as shown on the attached Exhibit C, da
9/27/78. A deviation of ten percent (+/- 10%)
be allowed when determining said width and loca
The minimum width allowed shall be 15 feet. Ad
open space areas may occur within each village
ment.
32. The sign program contained in the final Ma
Plan shall reflect the following:
a. The design motif of the four entrance
shall utilize wood and indigenous rock as ;
components. Also the entrance signs shall
incorporated with walls erected for sound
uation at the four entrances into the corn
b. The permanent directional signs shall wood and indigenous rock as major componen
c. Temporary directional signs for sales
' shall be governed solely by Chapter 21.41
Carlsbad Municipal Code.
33. Specific development plans shall be evalua
accord with Municipal Ordinances in force at th
when said plans are before the City Council for
proval. Approval and construction of a part of
development pursuant to this Master Plan shall
any rights in the balancc of the Master Plan nc
create any vested rights to the approval of my
sequent dcvelopmznts. This condition is riot in
to lessen those assurances identified in Sectio 21.38.010 (4) of the Carlsbad Municipal Code.
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34. All land and/or easements required by this
Ordinance shall be granted to the City of Carlsk
without cost to the City and free of all liens E
encumbrances.
35. Approval of this plan does not constitute E
guarantee that the availability of public facilj
and services will necessarily coincide with the developer's timetable for construction. Availal: of public services will be evaluated in the con1
of subsequent, individual approvals.
36. A statement shall be included in the Mastel
that there is no sewer service presently availal
that all land uses approved in the Master Plan l subject to further City action as mdy be requirc
such sewer allocation system as the City Counci.
adopt.
37.. The applicant shall file written acknowledi that there is no sewer service available at thi
time and that he is proceeding with this develo
at his own risk and that the City makes no repr
tation that he will be able to go forward with
development or that sewer service will be avail
for the property.
38. If the proposed satellite waste wate-r trea
facility is subsequently approved to be located developed within the area of this Master Plan,
applicant shall apply for a zone change from P- P-U for the land necessary for the sewer plant
itself. If said zone change is then approved,
staff shall administratively revise the Master
to make it consistent with the approved zone ch The City may have to initiate a Master Plan lime
if it is determined that items such as odor eas
agriculture preservation, etc., are necessary f the development of such a facility.
39. If a satellite waste water treatment facil
is subsequently approved to serve this area, dc
water systems shall be installed in all resider
villages -
40. The City shall submit a letter to the San
County Eepartment of Transportation requesting authority to approve and maintain the improvemc of Tamarack Avenue between El Camino Real and 1
project site.
.
I //
//
'
E-10-
0
1
2
3
4.
5
6
7
8
9
10
11
12 a
AYES : Commissioners Rombotis, Schick;, Larson, Marcus,
and Jose
NOES : None
ABSENT: Commissioners Wrench, L’Heureux
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission
of the city of Carlsbad that the above recitations are true
and correct-
INTRODUCED, APPROVED AND ADOPTED this 25th day of
October, 1978 D /
, ,/’- ,. &z e
JEgY .ROMBOTIS , CHAI~Wd 1 CARLSBAD PLANNING COitU4ISSION
13
2 3
2 4
0 I25
26
27
MP-150 (A) Page 1 of 1
FORMAT FOR MASTER PLANS
-w-=ZAT1oN - Master Plans shall be organized in six (6) sections, which shall contz
the information required in Section 21.38.060 of the Ordinance, as fol
I. Location - Legal Description - backyrognd - -1- . . Location Map & Legal Description (paragraph 1-A) History of previous actions, if any.
11- Environmental Constraints -
a Topographical map with major features (paragraph 1-1). .
Environmental mitigation measures from the plan's EIR shall be
inmrporated in appropriate sections sf the Master Plan or found,
per City COIX-JC~ 1 c tcj fie over-ridden 1:v e:~cj.~l./economic:tic considezai
111. Land Use - Development Standards
e
Environmental constraints as identified by EIR (para. 2-H).
-
Map identifying land uses & development standards by area
(paragraph 1-E & 1-D),
Description of land uses and development standards by area
(paragraph 2-A, 2-C, 2-G)
~
= Grading concepts by area (paragraph 1-J)
- 0 IV. Open Space & Maintenance
.
.I
Map identifying open spaces by area (paragraph 1-C & 3)
Description of open space treatment and maintenance by area (paragraph 2-E tc 3)
V. Public Facilities & Phasing -
d Map identifying the location and phasing of public and quasi- public facilities, streets and lines, and the phasing of development (paragraph I-E, 1-F, I-G and 1-H) . Descripti.on of public facilities (paragraph 2-D) . Description of the phasing of development (paragraph 2-F)
VI. Community Sign Program - . Graphic and written standards (paragraph 4)
FORMAT
The master plan shall consist of (A) one (1) 24 x 36 inch mylar sheet
each of the graphics described above and (B) a concise text using 8% x shcets hound in a three-ring or acco-press type binder. *
E-12-
- .___Il_----C-- ,_ (_,,,_____ -I.2..,__ "-,. _,_(__ I__r___ * _II____-__I_____.-- ------.-------------.-------- -. '--.. - . .- ---- -.-.-_ --a- ._--- ".. .-.
u-17-
- ! UP’ I.-*-.,
-__- -.____
-~.
. p El. m STI\NDRRDT. SUHMARX 2L-Q
niN. CROSS &?X .' fi NBS # DU'S s Nota mvelopmont 'W?2 Zoning
1
villsqo StanCVard ---- 10.0
---
c- 70.6
-, h (CUP) Elcmqntary school
R-l' tpUD) S-ndnrd, domchd Sinqle 282
FadlY. -
2
! 0. B
---- 29.4 Cluster& Nultiple-FJmilY 117 NN-Q 19.6
mH-Q ' ynrltipk-farnily.
198 138 C
D. To-houSC Or 'flat
---.. 10.0
I I Conmrunity comercia1 --- 3,: C-2-Q
CC" 10.0
04 [w) Park
37.5
I .- ET2 c-Lp-p community comercial
. \ . E-1
(Transiticn Mea) 10.0 ---- --.-
2 l!M 75 P ! R-l (pUD) Clustered single Family 22.0
R-1-4 btandard, detached Single 33
-c- 27.0
R-1-b
--c
? G
n Family.
standard, Betached Single ''2
Family. I
1.04 26.0
214 2X.4
I R-l (pUD) ~]~~y~~ed NG3tjp1e-fami-ly 260
J
K NM-Q
mx-Q
Kel,l al spartrncIit!. t4uleiple 428
Family.
To-house or flat MultiPle 243
FNilily.
Elementary School
170 24.3
L -- c-- 10.0
0-s (CUP) park 55.3 5.0 _---
i *n (a?) ---
---- N
clustered Single ~amily 221
66.0
R-1 (PUD)
154 _--- 0
x-l (pm) Clustered, attached P-1 Single-Fmily.
---e 69.0
01
R-1 smnaardp detached Single 276 P-2 Family.
-e- 13.0 Clustered Multiple family 52 Fax4 63 -4 --- Q R-1 Standard, detached Single 253 i
t R-1 Family -
R-2 o-s (cup) park resematiol1 20.0
Junior High Schml 52.4
5.0 -c- --- !
--- ---
c--
(CLN
210 Standard, detached Single
Single Family Equestrian 18
Standard, detachcd Single 151
Family -
Single Fmily Equestrian 59
gstates.
'i s
R-1 FbmilY - ---- 18.6
..--a 37 .a
---.. 29.0
--..- 23.0
T i i
-!
I
? 1
! i V
w
R-1-1 Estates. . U
R-1
._ .
R-1-5
R-l-,, ~ingle Fan\ilY Equestrian 23
EstateS- X ! EXIILBIT 1)
5.0
25.
----
9/27 /-I 8 -d
0-s (CW) park
c--
MP-150 (A) Y
. . Single Family Estates R-l-'I --e- 37 I
11:
page 1 of 2 :
2-1
SiNle FJmily Estates l7
sari DicqO GllB L Electric
2-2 R-1-5 ---- 20 t
o-s tcuy) --*
m.;rnont.. 2.-3
01 -
e
a1. TOTAL
idon1 c'1
to t,lo c:o 1,1 tri,int.!, in Cirin ~a:ltcc rial'* r~"
I~JD ~CCXOH~ may
r,prcoonto tho mnxlmum nunbc of dwcllig'cl "nit' '*nl'cr *Thin numtur
col,dlt~on3 ~,.l vith ccimi'l Innc'' tta, I,I,H tgtorit\orr\g inr uneloc t'1o
C"IlC"~'t.
OIedP t" )*I ,1H"lll<>\"'d uwl~*r ,rn vlllo~l,, co f)rc,vm tor clu:il~r~?~l ~wl~lrJ 'Fz- 1 5'-nver tho (!!kt.
EXHIBIT D
9/27/78
MP-150 (A)
NOTES Page 2 of 2 e
1. If Village A, M or S is not acquired by the Carlsbad Unifiec
School District for school purposes within ten (10) years from t
recordation of the subdivision map that includes that particulai
village, the underlying zoning development standards for the vi1 shall change from 0-S (CUP) to R-1 (PUD).
2. Villages C, G, K, L and U have steep slopes and/or significi
canyon areas that have not been included as open space. Specia: consideration shall be given to these areas at time of subdivis:
review to protect the integrity of the adjoinj.ng open space are?
3. One acre of land within Village E-2 shall be reserved. for public faciiity use, If the City does not acquire all, or a paj of the area within ten (10) years from the recordatjon of the
subdivision nap for the areap the area shall be a1.3.owc~d -Lo Cieve: privately I
4. If Village R-2 is not acquired by a public agency for park
purposes .&.thin ten (10) years from the recordation of the sub-
division map that includes the park area, the underlyi.ng zoning
development standards fclr Village R-2 shall change from 0-S (CUI r) to R-1 (PIID) c
5. The intent of Village E-2 is to provide adequate area for
"Cormnunity Commercial" development y If it is determined by the
City that such additional area is necessary, Conditional Use
Pexmits for residential develcpnent in Village E-2 will not he
accepted by the City during a ten (io) year period following thc recordatioii of the subdivision map that includes Vil-1 age 1.3-2.
e
E-16-
I !
1
2, D or G ---- .G F 190/150 9 lo ac. ----
Tamrack to
Elm (if total
500 units)
3. DorG ” ----- ---- ----
----e --- --- 4. H 33
59 I 42 * ----- ---- ----
Q
I e
or E-1 or E-2. 420/
117/0 (Special treat- ment of Elm if
K or E-1 or
E-2 = I. ac I--- --._-
j.f E-2.
8. K or c or E-1 or E-2 . --- --__- ..
9. :: or C
or E-1 ”
or E-2. ----- -___
10. K or C or E-1 “
or E-2 ----- ----- T.
” I 243 ---- -_-- ---- .. . 11. L
12. 0 & n
5 ac. 10 ac. ---- &N 221
EXHIBIT. .E
9/27/78
. ---- ---_- R- 2 253 5 RC.
20 ac. ---- 17- S 6 T 210 ----
0 STATE OF CALIFORNIA 1
COUNTY OF SAN DIEGO 1
CITY OF CARLSBAD 1 ss
I, JAMES C, HAGAMAN, Secretary to the Planning
Commission of the City of Czrlsbad, California, do
hereby certify that the foregoing resolution was duly
introduced, approved and adopted by the Planning
Commissj-on of the City of Carlsbad at a regular meeting
of said Commission held on the 25th day of
October, 1978 by the following roll call vote:
AYES: Rornbotis, Schick, ?arcus, Jose, Larson
NOES : None e ABSTAIN: L'Heureux, Wrench -
ABSENT: None / /
4E.S C. HA 'L4hF Secretary
RRLSBAD PLANi /NG COMYISSJOL\T P P
a
F-18-
I- NcA OFFICIAL UNTII
PLANNING CONMISSION MINUTES APPROVED AT SUBSEC
September 27, 1978 MEETING OF CARLSBI
PLANNING COMMISSIC
a r, .a.l
,CITY OF CARLSBAD
csge One (I.)
I. CALL TO ORDER
The meeting was called to order at 7:OO P.M. by Chairman Rombol
rr. ROLL CALL
Commissioners present: Chairman Rombotis, Commissioners Larsoi
Marcus, Schick, Jose, L'Heureux
Commissioners absent: Commissioner Wrench
Staff present: James C. Hagaman, Planning Director, Bud Plendt
Assistant Planning Director, Don Rose, Associate Planner, Mike
Zander, Associate Planner, Jere Riddle, Engineering
I11 e AGENDA ITEM COMMUNICATIONS
h memo from staff regarding Lake Calavera Hills Master Plan
staSf report was included in the packet.
IV, NEW PUBLIC HEARINGS -
- A. ZC-200, Encina Sewage Treatment Plant -I
u, Mr. Don Rose presented the staff report on the proposed zone
change from R-1-10,000 to P-U (Public Utility) on property generally located on the west side of Interstate 5, between
Poinsettia Lane and Palomar Airport Road.
PUBLIC HEARING OPENED AND CLOSED AT 7:05 P.M., as there was
no public testimony on this agenda item,
A motion was made recommending approval of ZC-200 based upon
the findings contained in the staff report dated September 27,
d.0
APPROVED
MOTION: L' Heureux
AYES; Rombotis, Schick, Larson, Marcus, Jose, L'Heure
NOES : None
. SECOND: Jose
Due to the complexity of item B., Lake Calavera Hills Master
Plan Amendment, MP-l50(A), this item was tabled until further on the agenda.
v. NEW I3USXNESS
A. - GPA-~~, Scwc3r Availability 4. Mr. - Bud Plcndcr prcsented the staff report indicating that the
City Council lixd returned this item to the Planning Commission
for recommendation as to revision of the wording of Section IV
F-1
f-. c. -. September 27, 1978
Page Two (2)
of the General Plan.
A motion was made recommending the addition of' Subsection (6) ,
General Plan, Section IV(b), to read as follows:
"(6) Sewer Availability. Due to the events largely beyond thc
control of the City of Carlsbad, the City has no capacity righi
in the Encina Sewage Treatment Plant available for new develop1 In effect, sewer facilities are not available for any deveI-opmt to be constructed within the City of Carlsbad. This unavailab
is expected to continue for the forseeable future. As a resul
of a lack of sewer facilities, the City Council has determined
that it is necessary to condition further development of the C
pursuant to this land use element on the provision of adequate sewer facilities, All. of the designated land uses contained in this element shall be inoperative until such time as the Ci Council determines that sewer facilities are available to
serve the property, The availability of sewer service will be
determined by the City Council in accordance with such a Sewer
Allocation Plan as the City Council may adopt. developmental approvals shall not be exercised and new develop
approvals shall not be given unless the proposed project quali
under such a sewer allocation system..
Notwithstanding anything to the contrary in the general plan, developments may not occur in the City of Carlsbad regardless of the land use designation or other approvals which may-have
been obtained unless the City Council gives its approval for s a Sewer Allocation Plan as the City Council may adopt."
co Sewer Availability, to the Land Use Element of the Carlsbad
Outstanding
t.; *
'L"
APPROVED
MOTION: Jose
SECOND: Larson
AYES : Rombotis, Schick, Larson, Marcus, Jose, L'IIeure
NOES : None
-
VI. NEW PUBLIC HEARINGS (CONTINUED)
B. MP-l50(A) r Lake Calavera Hills
Commissioner L'Heureux stated that due to the fact that he has
represented property owners in the general vicinity of Lake Ca
Hills, he will abstain from discussion as well as voting in th
Mr. Jim Haqaman, Planning Director, introduced the agenda iter
as being the first of several Master Plans to be submitted for public hearing. He indicated that the siting of a satellite
sewage treatment plant was not an issue at this public hearing and that topic would be discussed at a later date. He urged
the Cornmission to T!IOT.~T," fr>r;:ard 2s quic!;lp cis :?or;siblc as Assembly Bill 884 r?as nc:ccss:-tatzd tl~ ~!xpi.Zition of ai~.. _- e g applications.
Mr. Mike Zander presented the staff report, highlighting the
I_ - main areas 03 discrepancy between the staff and the applicant.
'le a1so summarized the attachmc3nt-q. i e FTR dn? Fcnnnrn;m
4: - 4’ PL-?A”ING COMPIISSION MIN@-’S September 27, 1978 *L,
Page Three (3)
42- Mr. Dale- Levander, of Palos Verdes Estates, presented the Econc +-L Impact Report for the Master Plan Amendment. Several question were raised pursuant to said report and Mr. Levander indicated
that he would prepare and distribute a supplimental report.
THE PUBLIC HEARING OPENED AT 9:50 P.M.
Mr. Ed Hayworth, applicant, distributed information as to the
major policy issues and the maintenance of open space, (see
attached) He indicated that necessity for the amendment to the original Master Plan is in order to conform to recent
changes in City policy and alsa to address specific land use
issues,
Mr- Roy Ward, applicant, indicated that although there may
be differences of opinion between staff and applicants, that
he trusts all work together in order to promote the welfare of the City of Carlsbad and its citizenry,
DUE TO THE LATENESS OF T3E HOUR THE PUBLIC HEARING WAS CONTINUI
TO WEDNESDAY, October 4, 1978, AT 7:OO P.M. IN THE CITY CQUNCII
CKAbBERS -
The complexity of this item was discussed and it was generally
agreed that staff, applicants, and Commissioners will meet eacl
Wednesday, at 7-00 P.M., to properly and thoroughly review and
respond to the many complex issues contained in MP-l50(A). UD-’
VII. APPROVAL OF MINUTES OF SEPTEPIIIBER 13, 1978 ..
A motion was made to approve the minutes of September 13, 1.979
as corrected.
APPROVED 1 -- MOTION : Jose
SECOND: Larson
AYES 2 Rombotis, Schick, Larson, Marcus, Jose
ABSTAIN : L’Heuruex
NOES : Nons
VI11 .APPROVAL OF RESOLUTIONS
A. Resolution No. 1469, Approving CUP-l18(A), Plaqee House
APPROVED - j
Ir MOTION: Jose
SECOND r Larson AYES: . Rornbotisi Schick, Larxln, !hrccs, ;rose I --,e --, -_*x . NOES z None
ABSTAIN : I,’ Heureux c;
F- 3-
c-. F,) -# 4"' PLANNING COMMISSION MINLk-,S
September 27, 1978
Page Four (4)
B. Resolution No. 1470, ZCA-100, Public Facility Uses Q.
A motion was made APPROVING Resolution No. 1470 as submitt
AP P KOVED
MOTION: Jose
SECOND: Schick
NOES : None
ABSTAIN: L'Heureux
AYES : Rornbotis, Larson, Schick, Marcus, Jose
C. Resolution No. 1471, ZC-199, Jerry Bryan
A motion was made APPROVING Resolution No. 1471 as submitt
APPROVED
MOTION: Jose
SECOND: Schick
AYES : Rombotis, Schick, Larson, Marcus, Jose
NOES : None
ABSTAIN: L'Heureux
D. Resolution No. 1472, SDP-78-2, Jerry Bryan
A motion was made APPROVING Resolution No. 1472 as submitt
$6- 6 1-
APPROVED
MOTIOK: Schick
SECOYD: Jose
AYES: Rombotis, Schick, Larson, Marcus, Jose
NOES: None
ABSTAIN: L'Heureux
..>. ', ~-
IX. There being no further business Commissioner Jose moved to
adjourn the meeting. The motion passed unanimously and the me€
adjourned at 10:30 P.M.
F- 4 -- a c
ms
LllY us LtiKh3D3NU LYVL ULL ALAnu VLYILJ
a PLANNING COMMISSION MINUTES APPROVED AT SUBSE(
October 4, 1978 MEETING OF CARLSBi
Page One (1) PLANNING COMMISSI(
{
'L 0 I. CALL TO ORDER
The meeting was called to order at 7:OO P,M. by Chairman Rombo
11. ROLL CALL,
I
Commissioners present: Chairman Rombotis, Corrimissicners Larso
Marcus, Schick, Jose, L'Heureux
Commissioners absent: Commissioner Wrench
Staff present: James C. Hagaman, Planning Director; Bud Plend
Assistant Planning Director; Mike Zander, Associate Planner; J Riddle, Engineering
111. CONTINUED PUBLIC HEARING
MP-150 (A)/ Lake. Calavera Hills
Commissioner L'Heureux will he abstaining from discussion and
voting on this matter due to previous'representation of proper
owners adjacent to the subject property.
Mr. Mike Zander presented a brief summary of the discussions r
lating to this project thus far.
THE PUBLIC HEARING WAS OPENED AT 7:05 WITH NO PUBLIC TESTIMONY
AT THIS TIME.
A general discussion between the Planning Commissioners, staff
and the applicant was had, wherein general. policy matters such
as the economic impact, phasing and method of private maintena
were discussed.
A minute motion was made to Corward the Economic Impact Report
new memo and the Proposition 13 supplenent prepared by Dale
Levander to the City Council indicating that they satisfy the
requirements of the Carlsbad City Code.
- #- G. 0
APPROVED
MOTION: Larson
SECOND: Schick
AYES: Rombotis, Larson, Schick, Marcus, Jose
ABSTAIN: L' Meureux
6a \.L
F-5-
PLANNING COLWISSION MIPU'UTES
October 4, 1978 Page Two (2)
{ A motion was made recommending phasing for this project as
attached hereto.
I outlined in Exhibit E of staff's report dated September 27, 19
APPROVED
MOTION: Larson
SECOND: Schick
AYES : Rombotis, Schick, Larson, Marcus, Jose ABSTAIN: L'Heureux
A minute motion was made designating an Open Space and Parks
Maintenance District as defined by the applicant in order to
provide for the maintenance of the open space areas pursuant to the Improvement Act of 1911,
APPROVED
MOTION: Schick
SECOND: Larson
AYES : Rombotis, Marcus, Larson, Schick
ABSTAIN: L'Heureux, Jose
Commissioner Jose stated for the record that his reason for
abstention was not due to disagreement, but because he does not consider the 1911 Act as a proper vehicle for detcrminatio
of the agency which is responsible for the maintenance and cos
of Park and Open Space sites in this development.
At this point the Commission decided to review each proposed
condition on an individual basis, accepting input from staff,
applicant and the general public.
A- Village A & B (PUD-4)CT 76-12) shall be allowed to be pro per the condition of City Council Resolution #5145 and #
with the following modification:
1, Conditions 4/12 and #13 of Resolution #5145 shall he
i '-a
satisfied by the payment of park in-lieu fees comput
per City Ordinance #9190 for CT 76-12.
(Commission found condition to be proper)
B. Prior to the final processing of any villages, a final Ma
Plan shall be prepared by the applicant to comply with tl-
following conditions. Said plan shall be submitted to th
Planning Director for review and approval, and applicant
receive notice of Planning Director's determination withi
45 days of receipt of said final Master Plan.
1. Thc format of the final Master Plan sh;lll be cf-? 'Y and put into a more concise fer!? 2s sho~n in L.?
attached Exhibit A, dated 9/27/78. 0 4
(the Commission recommended that the applicant also provj a 200 scale exhibit as an additional attachment)
F-6-
PLANNING COMMISSION MINUTES
. October 4, 1978
Page Three (3)
2. The "Map and Legal Description" graphic shall be at a scale of one inch equals four hundred feet and
the "Open space areas" shall be removed from the
graphic o
c. 0
3, The "Land Use" qraphic shall be cha.nged as shown on
Exhibit B, dated 9/27/78.
(the Commission basically concurred with the provisions
as outlined by staff, but chose to table any discussion
as to the designation of Villages U and X as R-E at this
time)
4. The "Open Space" graphic shall he c:hanqed as shown on Exhibit C, dated 9/27/78,
(the Commission found this condition to be proper)
5. The "Public FaeLlities" graphic shall be changed to
show the following:
a, Reference to "waste water reclamation" and
percolation area" shall be removed from the
exhibit. r* 'C, be The width and cross-sections of the various
streets shall be shown on this exhibit.
c. The approximate location and size of the main water and sewer lines anticipated shall be shown on this exhibit.
d. The approximate locatiors of the major storm drains shall be shown on this exhibit.
e. The location of the one acre for public purposes
such as the future fire station and possible
branch library shall be shown on this exhibit,
. (the Cornmission felt that condition f. was not appropriatc
and should not be included)
6. The "Phasing" graphic shall be modified to reflect
the various changes required elsewhere in'these
conditions.
7. The "Topography and Grading" graphic shall be change(
to show the following:
, I,
F-7-
fg 0
w.
rutuviiuyu LUL~U~~.L~~LUI\I MIL\IU IL~
October 4, 1978
Page Four (4)
a. The “Open Space areas” shall be removed from th
graphic.
(Commission believes the Open Space areas shoul
ce
remain designated on the graphic)
b. The areas of the property containing the rare a
endangered plant species (Adolphia and Dichondr
identified kn EIR-403 shall be indicated,
c. Areas proposed for niajor grading shall be indic
For those purposes of this condition, “major“ grading shall be defined as any created slope w a height: of 15 feet 01- greater or as determined
by the City Engineer.
(Commission found this revised condition to be prope
8. A listing of each village area as shown on Exhibit D
9/27/78, shall be provided clearly describing the
development to occur in each.
Mr, Fred Morey, La Costa Land Company, related his opinion tha
Lake Calavera Hills is a relatively small Master Plan area and the applicank has exerted a great deal af detail in their
planning work. He noted that the extent to which the applican
has carried this precision boarders on a precise plan and furt
indicated that the Commission should not expect the same degre
of detail in any Master Plans submitted by La Costa Land Compa
c,.
(this item was tabled until other conditions have been
discussed)
9. Development of Village K shall be limited to apartme
Mr. Fred Morey, expressed concern with City policy being incl-u
in conditions of a Master Plan and urged that any policy chang
be instituted on a citywide basis and not in.individua1 master
Code for a rental zone per see
plans. He also noted that there is no provi-sion in the Zone
(Commission found this condition to be improper)
10. Specific development plans shall be evaluated in acc
with Municipal Ordinances in force at the time when plans are before the City Council for approval. A~F
and construction of a part of the development pursua
this Master Plan shall not vest any rights in the ba
of the Kaster Plan nor create any vestcd righks to ::
approval of zny su3;seque::t devclopmenks I .& t;
(Commission found this condition to be proper)
77-Q-
P LANN 1NG CUMMIS S ION MINUTES October 4, 1978
Page Five (5)
11. Approval of this plan does not constitute any guaran
that the availability of public facilities and servi will necessarily coincide with the developer's timet
for construction. Availability of public services h
be evaluated in the context of subsequent, individuz
approvals
(Commission found this condition to be proper)
a il:
12, No reimbursement by the City shall be provided for E
required to be dedicated in the Master plan.
(Commission instructed staff to c:Larify condition tc
only apply to 20 acres of dedicated park area)
13, All streets within the development shall- comply wit:€
City standards or as required by the City Engineer.
(Co,mission found this condition to be proper)
14, Special treatment shall be given to that portion of
Elm Avenue that lies between Tamarack Avenue and Col Boulevard, Consideration shall include such things
center medians, turning lanes at intersections, rest
median openings, etc., as required by City Engineer.
(Specific Right of Way and improvements to be incluc
I< .r 0 .-
15, The developer of each residential or commercial' \r-
development shall construct or contribute money for
all traffic signals required by traffic generated Iq
the development as required by City Engineer or by P
ever traffic signal policy/ordiriance is in effect at
the time of development.
Mr, Fred Morey, La Costa Land Company, related the need for a
City policy regarding traffic signals, as there is no policy i
this time. He believes that payment for same should be obtaj.1
at the time of construction and all should contribute.
The Commissi.on agreed that the City Council should be urged tc adopt a traffic signal policy.
Due to the lateness of the hour it was decided to continue th:
public hearing until Wednesday, October 11, 1978 at 7:OO P.M. and thereafter to Thursday, October 12, 1978 at 4:OO P.M. in 1
Council Chambers.
IV. A motion adjourning the meeting carried unanimously and the
meeting ndjourncd at 11:15 P.K. a
F-9-
4
"#I". "I I *"AIL4 VI1 I iL
*APPROVED AT SUBSEQ *MEETING OF THE CAR *PLANNING COMMISSIO ****************** CITY OF CARLSBAD
OCTOBER 12, 1978
PLAN N I N G COiiiM I S S I ON MI NUT ES
a
CALL TU ORDER
The meeting was called to order at 4:OO PM, by Chairman Rornbotis.
ROLL CALL
Commissioners' Present: Chairman Rombotis, Commissioners' Larson, MarcLis,
Commissioner Absent: Commissioner L'Heureux
Staff Present: James Hagaman, Planning Director; Bud Plender, Assistant Planning Director; Michael Zander, Associate Planner; Kent Whitson, Traffic Engineer; Frank h-lnen, Administrative Ass-istant to the City Manager.
Schick, Jose, Wrench.
CONTINUED PUBLIC HEARING:
CASE NO. MP-SEiO(A) - LAKE CALAVERA HILLS, APPLICANT ROY WARD
Mr. Michael Zander, Associate Planner, presented a brief summary of the dis-
Chairman Rombotis, asked the Commission if he could take things out of order
and start with agenda item III.D.2., methods of Private Maintenance as there was people there to speak on those items.
The Comrrlission concurred and they began taking additional public testimony a 4:20 PH.
The Commissioners first took a few minutes to review a mcmorandum from staff: dated October 12, 1978, regarding Methods for Improvement and Maintenance.
Edward Hayworth, representing Lake Calavera Hills, asked for clarification o the memorandum.
Mr. Frank Mannen, Administrative Assistant to the City Manager, discussed th
City Council policy regarding the maintenance districts. He stated that the various methods of open spac? maintenance outlined in the applicant's memo (Rutan & Tucker) on the subject was accurate but had been prepared prior to the passage of Proposition 13. tie stated that there was some concern of whe or not the various methods of taxation for these maintenance districts would now be legal per the new requirements of ProposStion 13. He also stated tha no opinion had come from the City Attorney on this matter and that ultimate1 the courts ~,:ould have to decide the mttcr.
Mr. Koy \.lard, Applicant, indicated to the Coinmission that he Prould 'liks t3 introduce Robert HardiTg, past president of the Homeowner's Association of St. Francis Ccurt a condominium project in Lomas Santa Fe in Solana Beach tc discuss the pros arid cons of a homeowners association.
@ cussions relating to this project thus far. ..
I_-
0
CITY OF CARLSBAD PLANNING CONMISSION MINUTES
OCTOBER 12, 1978 PAGE TWO (2-)
Robert Harding, past president of the St. Francis Court, Homeowners Associat.
617 Camino de Clara, Solana Geach, Cay indicated that he had been the presidi for this association for 3 years. He outlined various problems with a home-
money to enforce the CCeiR's properly. He suggested that an association wou7c
have to involve 500 or more dwelling units to be viable.
Roy Ward, Applicant, stated that he felt the 4 major issues on the open spact maintenance consideration included:
Owners association such as owner apathy and not having enough people and/(
1. 2. Professional responsibility and CC&R enforcement.
3. Public or private 4. Liability
Money to maintain and service.
Commissioner Schick, restated that he felt the proposed 1911 Act, if found t
be legal, would still provide the best vehicle for open space maintenance.
Michael Zander, Associate PlannerS asked the commissioners' to clarify their actions regardirtg improvements and maintenance to these areas identified in the staff Rem0 dated October 12, 7978. The Commissioners' chose to trail th
request until other matters on the agenda were completed.
Michael Zander, Associate Planner, then moved on to agenda item III.D.l., re El Camino Real Circulation.
Kent Whitson, City of Carlsbad Traffic Engineer, explained the future projec
for traffic on El Camino Real Circulation and Elm and Tamarack and then open
up his discussion for questions.
Commissioner Schick questioned Mr. Whitson as to whether or not it would be advantage to have an overpass at Elm or Tamarack at El Camino Real.
Kent Whitson, Traffic Engineer, in response to Commissioner Schick's questic indicated that it would not be an advantage.
At this point the Commissioners 'stated that their concerns on this matter had been aleviated.
Chairman Rombotis then went back to agenda item I11 .C., - Review of propose( conditions of approval. This review began at the meeting of 0ct.ober 4, 1971 wherein the first 15 conditions of the staff report dated September 29, 1971 were reviewed.
Conditions
16. A stateincnt shall be i:,cluizC! jn t'iz i'251e7 Pian tit.,t ti-pre js i,: :
Service presentfy avajlable ar,d that all land uses spproved in lilt. Master Plan are subject to further City action as may be required by such sewer allocation system as the City Council may adopt.
.." -.
@
CITY OF CARLSBAD PLANNING COMMISSION MINUTES
OCTOBER 12, 1978 PAGE THREE (3)
17. The applicant shall file written acknowledgement that there is no sewer
service available at this time and that he is proceeding with this development at his own risk and that the City makes no representation that he will be able to go forward with his development or that sewer service will be available for the property.
If the proposed satellite waste water treatment facility is subsequent1 approved to be located and developed within the area of this Master Pla
the applicant shall apply for a zone change from P-C to P-U for the land necessary for the sewer plant site .itself. If said zone change is then approved, City staff shall administratively revise the Master Plan to make it consistent with the approved zone change. The City may have to initiate a Master Plan Amendment if it is determined that items such as odor easements, agriculture preservations, etc., are necessary for t development of such a facility.
(Commission found these conditions to be proper)
18.
19. One acre of land within new Village E-2 shall be offered for dedication to the City for public facility use. Said offer shall include a provis that if it is determined by the City that the site for public purposes not necessary, the area shall be allowed to develop privately.
The proposal to formulate a public maintenance district for the private open space areas is denied and the applicant, in conjunction with the first development, shall establish a master homeowner’s association for the purpose of maintaining all private open space areas and other facilities to be commonly owned by the community.
(Commission tabled final decision on these two (2) conditions until
21. The phasing schedule, attached as Exhibit E, dated 9/27/78, shall be
included in the Master Plan. Development of the various villages and corresponding provision for the various public facilities shall occur incrementally as shown (i.ec5 #1 before $2, #2 before $3, etc.). Howev if provision is made for all of the public facilities ’listed under eack phase (i.e., full improvement of Elm and Tamarack, plus dedication of 10 acre park site, plus reservation of 10 acre school site with Phase I etc.), the various villages within that phase shall be allowed to devel randomly. review shall be each individual village.
(Commission found this condition to be proper)
The maximum cut or fill slops allo!.ied within the deve!opnmt sb!? !,2 2:l and no balz:i:j?;g or rnovt.i;,int of dirt shall bz zl~ztlcd O52t’,c:-, villages separated by ofit? of the riiajor streets once that strcct I,~IS ..bL improved.
(Commission felt that this condition should be reworded as follows)
-_
20.
0
a later date)
The minimum increment of future development (subdivision)
22. e
- _-
CITY OF CARLSBAD
PLANNING COMMISSION MINUTES
OCTOBER 12, 1978 0 PAGE FUUR (4)
The maximum cut or fill slopes allowed within the development shall
be 2:l or as approved by the City Engineer and no balancing or movement of dirt shall be allowed to cross one of the major streets
once that street has been improved.
Discussion of the proposed "Architectural Advisory and Control Comrni ttee
shall indicate that this committee's responsibility shall only be those that are more restrictive than the minimum standards allowed by the City The text should also indicate that this committee's approval shall be
required on a11 bu!lding plans prSor to revjew by the City. The CCIR'S for this blaster Plm shall be set up so no amendments to them shall occur without City approval and the City shall have the authority to enforce the CC&R's.
(Commission felt that this condition should be split into two parts,
23.
Lz
one deal i ng with -the Architectural Advisory Committee and one deal i ng
with CC&R's. They then found the first part of the condition dealing with the Architectural Advisory Committee to be proper and asked staff to review the second part of the condition dealing with the CC&R' s
24. The text of the final Master Plan shall contain specific provisions for recreational vehicle storage on the property. A minirnum of two--acres it Village E-l or E-2 shall be provided for RV storage and shall be dev- eloped per the requirements of Section 21.45.120(6) of the Carlsbad
(Commission found this condition to be proper}
with the City Attorney). e
Municipal Code,
k
25. The maximum grade established for all bikeways shall be 7%.
(Commission felt that this condition should also state "or
The width and location of the open space corridors'shall be as shown on the "Landscape Open Area Plan", attached as Exhibit C, dated 9/27/71 ..A deviation of ten percent (10%) shall be allowed when determining said
~ width and location.
as approved by the City Engineer").
26.
(Cornrnission felt that this condition should be clarified to state a plus or minus deviation would be allowed, that the condition does not preclude additional open space than that shown, and that the minimum width of the identified open space corridors would be 15').
The sign program contained -tn the firal Master Plan shall reflect the foi'lowiny:
a)
27.
The design motif of the four entrance signs shall utilize wcirici a:,?
indigenous rock as major components.
0
F-13-
CITY OF CARLSBAD PLANNING COMMISSION MI NVTU e OCTOBER 12, 1978 PAGE FIVE (5)
Also, the entrance signs shall be incorporated with walls erected for sound attenuation at the four entrances into the community.
b) The permanent directional signs shall utilize wood and indigenous rock as major components. The styling and location criteria used shall be similar to the directional sign program utlized in Lomas
Santa Fe and La Costa.
Temporary directional signs for sales programs shall be governed solely by Chapter 21.41 of the Carlsbad Municipal Code. c)
(Commission felt that the second sentence under sub-item (b) should be
Church sites within the Master Plan area shall be limited to Villages
D, E-l, E-2 and 1 or K and shall have access to one of the three arteria
(Commission concurred with staff and appl i cant that this condition was
deleted and concurred with the condition as revised.)
28.
confusing and shoul d either be re-wri tten or deleted) ,
@ 29. The design criteria for grading and slope design contained on pages
14, 15, 55, 56, 57, 58, 59, 60, 61, 62, 63 and 64 of the draft-Master
Plan shall be incorporated into the final Master Plan document as standards unless otherwise amended by the Planning Director.
The design criteria for noise attenuation contained on pages 82-86 of the Master Plan shall be incorporated into the final Master Plan
document as standards unless otherwise amended by the Planning Director
(Comniission found these conditions to be proper)
Prior to City approval of Villages E-2, K or L, the applicant shall submit a program to provide low income housing and housing for the elderly to the satisfaction of the City.
30.
31.
- {Commission found that this condition should be deleted until the City adopts a city-w-ide program for low/moderate income housing).
32. The final Master Plan shall contain villages proposed by the applicant for equestrian estates to the satisfaction of the Planning Director.
Design criteria for the proposed bike paths and equestrian pedestrian trails shall bz included in the final Master Plan document to the
satisfaction of the Pianning Pirector.
Said criteria shall be such as to encourage the everday iusc of the t1-r and paths as an alternative mode of transportation. The criteria shal also provide fcr- bicycle racks and related facilities in the commercii center, parks, and similar areas to encourage the use of that transpor mode.
development standards for those
33. e
CITY OF CARLSBAD PLANNING COMMISSION MINUTES OCTOBER 12, 1978 0 PAGE SIX (6)
34, Provision for the rough grading and interim landsicaping of the various park sites (Villages F, N, R-2 and Y) at time of ,adjoining development
shall be included in the final Master Plan document to the satisfaction of the P1 anni ng Director.
(Commission tabled this condition until a later date)
Prior to the issuance of grading permits for the various villages,
provisions, to the satisfaction of the City Engineer, shall be made for the fol 1 owing :
a:
35.
Regulation of the use, storage and disposal of all fuelss oils, petroleum and chemical products used on the construction site.
Site specific soils investigations With recomrncndations for control of potential problems as a result of expansive soils.
Limitation of grading to the minimum area necessary to install
streets and prepare construction pads,
Avoidance of clearing operations in advance of grading.
Coordination of grading activities with the local precipitation pattern r
Construction of drainage faci 1 i ti es concurrently with grading activities.
Watering and rolling of the final surface to form a hardened, compacted cap of soil which will minimize dust and erosion due to surface runoff o
h. Grading of surfaces so as to direct runoff toward planned drainage and, if possible, away from cut and fill slopes.
1, Planting and maintenance of ground cover suitable for slope erosio control immediately following,
Phasing of grading activities over the life of the project to provide a transition of habitat.
Limitation of grading operations in the project area to normal daytime working hours.
b.
c.
d.
e. 0
f.
g.
j.
k.
36. Prior to the issuance of building permits for the various villages, provisions, to tk saiisfactioc of ti12 Planning Directat-, shall br.
a. Installation of flow restrictors in all basic fixtures.
0 made for the fo1l;vin~:
CITY OF CARLSBAD
P L ANN I NG COMM I S S I ON 11 I NUTES . CICTOBPR 12, 1478 @ PAGE SEVEN ~ (7) .
b. Use of "mini-flush" toilets.
c.
d.
Landscaping using drought-resistant trees and plants.
Installation of drip irrigation systems using tensiometers or other
acceptable sys tems.
Architectural design which reduces or treats window and door openin
and takes advantage of winter sun and summer shade. e.
f. Insulation for all structures according la state standards,
g. Solar heating for both space and water heating; or if not tech- nologically feasible at the time of construction, 'stub-outs' for u7 timate conversion to solar heating .
h. Landscaping using deciduous trees (to shade in summer and allow
sunlight in winter) and windbreaks.
Retention of natural vegetation in the open space areas wherever poss i b? e. i.
_I @ j. Retention of existing eucalyptus trees wherever possible. -.'
k. Retention of as much Adolphia and Dichondra as possible within the various open space areas.
(Coinmission found these conditions to be proper)
37. Prior to the issuance of any grading permits, provisions For protectior
of significant archaeological resources on the property shall be complc to the satisfaction of the Planning Director as follows;
a. Direct on-site impacts:
Prepare a surface map of the artifacts and associated ecologicij information.
Excavate a test sample of the area to determine the nature and
extent of any subsurface component. been proven successful in similar situations is the systematic reti 1 i near posthol e test.
Based on the information resulting from this investigation, additional testing can be designed, if ncded. This second ph;
~f testing should be ~r?c~i??,:i t &rd cbt3jriir:g a rc!iaii of the site area a~d it: z,:;:;pss; the deposit. Eased on ttiii results of tiiir; examination, it may
be necessary, a1 though unlikely, to perform additional inves-
1)
2) One such test which has
3)
I. t)\c ~j~~j;-c~la:~ prp=c!:t '*,-: 0
tigation, or to reconiinend differing mitigating procedures.
F-16-
CITY OF CARLSBAD PLANNING COMMISSION MINUTES
OCTOBER 12, 1978 0 PAGE EIGHT (8)
4) A report should be prepared summarizing findings and dis- cussing the interrelationshjps of the site materials and other sites found in the region.
A1 1 work should be extensively photodocunented.
Copies of notes, photographs, records and the final report should be submitted to local data depositories.
All work should he performed by a qualified Archaeologist in
conjunction with the latest acceptable scientific procedwes.
5)
6)
7)
b) Indirect on and off-site impacts - any of the following:
1)
2) Place fill over site areas.
3) Excavate the sites and achieve their information potential.
(Commission felt that sub-item (a)(7) should be placed as the first condition under (a) and concurred with this condition as reordered a
Limit access to sites by placing barriers around the project ar
38. Prior to the approval of any tentative subdivisfon map adjoining Elm Avenue, Tamarack Avenue or College Boulevard an assessment of the potential noise impacts shall be made by an acoustical engineer. The
engineer shall ten prepare a report containing recommendations on how to mitigate any identified noise impacts. The design of an impacted subdivision shall be consistent with these recommendations.
provisions for transit stops to the satisfaction of the Planning Direcl
(Commission found these conditions to be proper)
m
39. The site development plan for Villages E-1, E-2, and K shall include
.
Roy Ward, Applicant, asked the Commission to add the following two (2) new conditions:
40. The City shall seek the authority to approve and maintain the improveme
of Tamarack Avenue betrueen El Camino Real and the project site.
41. Dual water systems shall be installed.
Michael Zander, Associate Planner, stated that conditions 3L,8, 19,
c0nditio:is b;lcicslly ccni;ei*cd arounq t.!-je issues of ~i ~:intc?d~c? ti oninended slope b1 ikt area formula wikh th~ exccptiun of curdjxiorl which dealt with land being provided for public fsc-i iity uses.
suggested that the land be offered for dedication to the City and the applic felt the land should only be set aside for a period of time and made availat
20 and 34 had been held over for further discussion. He exnlained that the!
@ Staff i1;s
F-17-
CITY OF CARLSBAD PLANNING COMMISSION MINUTES
OCTOBER 12, 1978 @ PAGE NINE (9)
to the City if they wished or needed to purchase it for public facility uses
After further discussion the Commission moved to only require a reservation of the land. They stated that this would he as far as they were willing to
reword condition no. 19 accordingly,
Due to the lateness of the hour it was decided to continue this public hcari to Thursday, October 19, 1978, at 4:OO PM in the City Council Chambers.
THE MEETING ADJOURNED AT 7r00 Pf4
go without further guidance from the City Council. Staff was directed to
/ar
.I e -
F-18- 0
NOT OFFICIAL U
CITY OF CARLSBAD APPROVED AT SU
PLANNING COP'JI I SSION fI1INUTES MEETING OF THE
OCTOBER 19, 1978 . PLANNING COMMI
CALL TO ORDER
The meeting was called to order at 4:OO PPI, by Chairman Rombotis
ROLL CALL
Commissioners Present: Chairman Rombotis, Commissioners: Larson, Marcus,
0
Schick, Jose.
Commissioners Absent: L'Heut-eux, 'rlrench
Staff Present: James Hagaman, Planning Director; Bud Plender, Assistant Planning Director, Michael Zander, Associate Planner,
Jere Riddle, Principle Civil Engineer.
-
CON1 IIWED PUBLIC HEARlNG:
CASE NO: MP-150(A) - LAKE CALAVERA HILLS, APPLICANT: ROY WARD
---___- Mr. Michael Zander, Asswiate Planner, presented a brief summary of the
discussions relating to this project thus far. the revised conditions of approval as presented in staff's memorandum dated
October 13, 1978.
Roy blard, 3@88 Pi0 Pico, Applicant, indicated to the Commission that he had spent' a considerable amount of time working with staff on this matter and
was in basic concurrence with conditions 1-35 but would like to suggest additional verbage to some of the conditions.
Mr. Ward indicated that condition no. 8 related to one of the disclaimer statements by the City which he agreed with bEt would like to add a referenc to Section 21.38.010(4) of the Planned Community Ordinance.
stated was t1ia.t this section states that the !laster Plan was intended "to provide some assurance to the developer- that later development will be accept,able to the City."
He then solicited cornrnents o *
The reason he
Chairman Jerry Rornbotis asked the Cornmission if they had any questions or objections to this add<d verbage to condition no. 8.
Michael Zander, Associate Planner, Read Section 21.38.010(4) , Intent and Pu
to the Comission. tle then read Section 21.35.130(b) and gave his concerns
regarding assurances and vested rights and the differences between thesetwc sections as they pertained to Condition No. 8.
The Commission concurrc:! xi 11; th? aci-!:d ~zri--' .121 = A tn Ccndi Lip- :!oq ?- 0
F-19
PLANNING COMMISSION MI WTES OCTOBER' 19, 1978 PAGE TWO (2) 1)
Mr. Roy Ward then expressed concern over condition no. 17 as worded. He fel that if thetiming started when a subdivision nap was finaled, the timing could stretch out for a long long time. the 10 year period to begin with the approval of the Master Plan.
The Corrsnission felt this condition was proper as written.
Mr. Rojt b!ard then expressed concern over paragraph 6 of Exhibit D.
10 years was arbitrary and he wished to retain the right to submit plans and work with the City in the planning of this area.
The Comlnission felt that this condition should be reworded to read as follow
"The intent of Village E-2 is to provide adequate area for "Community Commer
development, If it is determined by the City that such additional area is necessary, Conditional Uce Perm-its for residcntial clevelqjiiient *h V.il lage E-2 will not be accepted by the City during a ten (10) year period following the recordation of the subdivision map that includes Village E-2."
Michael Zander, Associate Planner, then moved on to agenda item I1I.C. to complete the review of the proposed conditions of approval.
Staff explained condition no. 25 and its relationship to condition ..no. 36, suggested that my zone or any note that referenced slope to lot area ratio be deleted and modifications De made to pages 14 and 15 of the Master Plan a provided in Condition KO. 25. He indicated that note 3 should be deleted fr Exhibit D and Exhibit B and D be modified to show V-il'lage U as R-1-1 and Vi1 as R-I-%. "waste water reclamation" and "percolatic area" should have been deleted from Exhibit B,
The Commission concurred with these changes.
Condi tians
39.
He indicated that he would prefer
He felt
Also, the reference to
The CC&R's for this Master Plan shall be set up so,no amendments to thc shall occur without City approval and the City shall have the authoritj to enforce the CC&R's.
Michakl Zander, Associate PlannerS stated that the Planning Director had di: cussed this condition with the City Attorney and that he felt it was proper
but felt that if there was a need for clarification regarding the enforcemer of CC&R'S that it could be expanded to state that this does not force the
city to enforce all or any of the CC&R'S. It simply iiieans that if the City Council makes a determination that it is necessary to protect the public
interest, the City could selectively enforce the CC&R's.
;*c tj.i71s, staiyd 1,3;t +b'-js L $4 c c a siuijj.f<C;:rlt py-0b-i
the City Attorncy to cl ari fy th.i s condi ti on.
The Coinmission concurred that clarification should be added.
PLANNING COMMISSION MINUTES OCTOBER 19, 1978 * PAGE THREE J3)
Michael Zander, Associate Planner, then reviewed conditions no. 37 and 38 and
asked the Commission to clarify their action regarding maintenance in relatio ship to the memorandum dated October 12, 1978, Methods for Improvement and Mai tenance.
Jerry Rombotis, Chairman, stated to the Commission that their action regarding maintenance related to the minute motion of October 'I, 1978.
- Michael Zander, Associate Planner, asked the Commission to identify their
desired method of improvement & maintenance for public parks, private parks,
resulted in the following recommendations:
Public Parks
Improvements within the public parks (Villages F, N and Y) would be provicictl as a developer requirement per item C.on page 3 of staff's memorandum dated October 12, 1978. Maintenance would be provided by the City.
Roy Ward, Applicant, supported thl's proposal bLit asked that the denotation
of a "park plan" be changed to "park improvement plan".
The Comission concurred with this change.
Private Parks
Private parks would be improved as a requirement of the developer of each
homeowner ' s associ ati on e
Public Open Space
Improvements to the public open space identified on Exhibit C, dated 9/27/78
would be provided as a developer requirement per the schedule outlined on Exhibit E, dated 9/27/78. Maintenance would be provided by a maintenance d-istrict forined mder the 1911 Act (proposed by the applicant).
- Private Open Space
Improvements to the private open space identified on Exhibit C, dated 9/27/; woyld be provided as a developer requirement per the schedule outlined on
Exhibit E, dated 9/27/78. requirement of the developer of each village containing such open space. Maintenance of the private open space shown on Exhibit C would be provided t a maintenance district formed under the 1911 Act. The maintenance of all
other private open space ~ould be provided by a hcmeowner's association.
public open space, private open space and common areas. Further discussion
- .. 0
< Village inC1Uditig such a facility, Maintenance would be provided by a
Other private open space would be improved as a
m
F-21-
PLANNING COMMI SS I ON MINUTES
OCTOBER 19, 1978
0 PAGE FoUR (4)
Common Areas
Common areas would be improved as a requirement of the developer of each village including such comon areas. homeowner's association.
Michael Zander, Associate Plznner, at this point, indicated that, unless any of the Cornjissioners had additional concerns, all matters previously idPntifie
by the Commission, applicant or staff had been addressed and resolved.
Whereas no further concerns were identified by the Comniissioners and no additional public testimony was offered, the chairman closed the public hearing at 6:25 P.M.
Michael Zander, Associate -- Planner, asked that the Planning Commission, in their reconmendation to the City Council 9 include a statement that they have considered many different a1 ternatives to the various matters involved with this project and, if the Ccuncil chooses a different alternative than that recommended by the Comission, the Council need not return the project to the Planning Commission for further report.
After discuss.ion, the Planning Con;!nission, recognizing the cime constraints
invo7ved with this project, concurred with staff's request and unanimously
approved a minute motion to formrd this understanding to the City Council.
A motion was made to recommend approval of MP-l50(A) to the City Council based on the findings outlined on page 40 of the staff report dated September
27, 1978, and subject to the conditions as represented in the staff report dated October 13, 1978, with modification to conditions 8, 17, 37, 38 and 39.
APP ROVED
MOTION : Commissioner Larson
SECOND: Corilm i s s i oner S c h i c k AYES : Commissioner Rombotis, Larson, Schick, Marcus? Jose. ABSENT : Commissioner Ilrench, L'Heureux
- Michael Zander, Associate Planner, stated that staff would attempt to bring the resollrtion back to the Planning Commission at their next regular meeting
on Octcber 25, 1978, to have the Commission review the wording on those conditions modified at this meting.
Maintenance would be provided by a
e
THE NEETING ADJOURNED AT 6:35 P.M.
0 /ar
F-22-
. CITY OF CARTASBAD NOT OFFICIAL UNTIL
PLANNING COMMISSION MINUTES APPROVED AT SUBSEQUENT
ctober 25, 1978 MEETING OF CARLSBAD ye One (1) . PLANNING COMMISSION Q
I. CALL TO ORDER
The meeting was called to order at 7:OO P.M. by Chairman Rombot
11. ROLL CALL
Commissioners present: Chairman Rombotis, Commissioners Larson
Marcus, Schick, Jose, L9Heureux, Wrench
Staff present: James Co Hagaman, Planning DIirector; Don Rose,
Current Planning; Jere Riddle, Engineering; Hike Zander, Associ
Planner
111. AGENDA ITEM COlYifiIUNICATIOXS -
Mr. Rose related that staff wished to add Resolution Number
1481, Lake Calavera Hills Master Plan Amendment to the bottom
of the agenda.
Mr., _I Rose further indicated that item A. CUP-156, Friends of thc
Handiczpped, under New Business should be disposed of due to
the fact that recent legislation prohibited the City from
requiring a conditional use permit for residential care facilil
of six persons or less.
Due to the fact that several citizens had arrived €or the publ.
hearing Chairman Rombotis announced that there would be no nee
for a public hearing and they may not wish to remain for the entire meeting. Xc further indicated that due to the fact tha
there seemed to be considerable confusion over the subject
property and its use that those interested citizens contact
the Planning Department for further information,
A motion was made to file CUP--155 due to the fact that recent:
State legislation has reduced local jurisdicions from requirir
a conditional use permit in such cases.
0
AP P ROVED
MOTION : Jose
SECOND : L ' Ileuruex
AYES: Rombotis, L'Heureux, Schick, Wrench, Marcus,
NOES : None
_I_P
Jose, Larson
A minute motion was made directing staff to follow-up on the purported zone code violat; oii in the CGT~VC~S~QI-I of thz < r: '.I 1 0 into expanclcci living sp;;3zc.
F- 2 3-
PLANNING COMMISSION MINUTES
. October 25, 1978 P e two (2)
APPROVED
MOTION: Wrench
SECOND: Schick
AYES : Rombotis, L'Heureux, Schick, Wrench, Marcus,
NOES : None
Q
Jose, Larson
IV. NEW PUBLIC HEARINGS
A. PUD-11, R.E. Wilkinson
Mr, Don Rose presented the staff report for this planned unit
development for four units on property of approximately 2.22 acres.
Commj-ssioner --_ Jose ques%ioned as to whether or not the school
letter had been obtained.
Staff responded that there was not a copy in the file but that
they would secure a duplicate copy in that the applicant indica'
they had, in fact, obtained said letter,
A general. discussion between the Commission and staff was had
regarding grading, land fill, slopes, cutsr open spacer water, sewer, etc. A major point of concern was in the exact ownershi of that strip of road just off El Camino Real, referred to by
staff as the frontage road.
THE PUBLIC HEARING OPENED AT 7 z 40 P .Me
Speaking in favor:
Bob Wilkinson, 13027 Caminito Del Kosio, Del. MPZ, the appI;.cani
indicatedthat the school letter had been obtained and all
applicable bonds posted. He indicated his agreement with the
CC & Rs as indicated in staff's report.
Speaking in opposition:
Larry Byers, 3821 El Camino Real, related his understanding th
the property referred to as the frontage rcad had reverted to the property owners when El Camino Real was improved. He furt
indicated that there is no maintenance on the road.
H. Merriot, 3851 El Camino Rea1,indicated that he was for the proposed project, as it will enhance the value of his own home
hut wondered where the water line will be broucrht from. He all
asked about access to his home in the event the frontage ror:c?
@
* torn up.
Staff indicated that the water line would be brought. from Ches along the El Camino Real right-of-way and that the installatic
said watcr lines will be done with a minimum of inconvenience
homeowners along that frontage.
PLANNING COMMISSION MINUTES October 25, 1978
Page three (3)
Mr. Merriot then asked about curbs and gutters, as to whether or not they will be installed and if he will be incumbered upon for the cost of same.
Staff indicated that there may be a possibility of an asphalt
berm to necessitate proper drainage, but that there are no
curbsl gutters or sidewalks indicated at this time.
Mr. E. Anderson, 3814 Skyline Road, questioned as to the exact
elevations of the two uppermost homes indicated on the plans, ani
asked if they will, in any wayP obstruct his view.
Mr. Wilkinson, the applicant, indicated that the plans indicate
two-story homes on those sites which should not ran more than 25 high, with 2,000 square feet.
Mr. Ken Huelsman, - 3812 Skyline, related the same concern I-egardi
the height of the homes and asked if the plans were firin.
THE PUBLIC HEARING CLOSED AT 8:lO P.M.
Cornrnissiancr Larson, indicated that a main problem lies with thc
exact ownership of that frontage road to El Camino Real- in that
if an easement can't be gained onto the access road indicated ir
the plans, the plans will be considerably affected.
A motion was made recommending approval of PUD-11 based on the
findings, and subject to the conditions as contained in the Sta: report dated October 25, 1978 and pursuant tc the following:
1. The school letter will become a part of this application.
2. Exact ownership of the frontage road of El Camino Real sha:
3. Determine the exact location of the water source.within thl
e
e .-
be determined.
water easement along the north property line.
The Commission's motion added the following two conditions to t conditions of approval:
15. Any work in the limits of the frontaye raod shall be condu
' in such a manner that continued access to the two homes us
said road will be assured.
16. The indicated pad elevations of Exhibit B, d.ated 10/25/78
shall be complied with within a tolerance of +6 inches and
-2 feet.
APPROVED
bIOTION : Jose
SECOTJD : Larson
AYES : Rornbotis , L ' IIeureux , Schick, Plrcnch, Jose, :!:I ::::,
Lar son
NOES : None
1--- e
F-25-
PLANNING COMMISSION MINUTES
October 25, 1978
.Page four (4)
0 V. NEW BUSINESS
A. CUP-l18(A), Magee House Appeal
Mr. Don Rose presented the staff report.
Commissioner Larson questioned the parking at St. Michaels.
Staff responded that a letter has been recieved from the pastor
of St. Michaels indicating their willingness to allow parking on their lot; said permission is revokable at any time.
Commissioner L’fieureux asked how long it should be before the fi
compliance with all the conditions imposed.
~- Staff noted that subject improvements to Magee House have been included in next year’s budget, although Lt may be a low priorif
item.
James C. Haqaman, Planning Director, indicated that the Council intent was to complete the project. He suggested that the Corn
may wish to indicate to Council their opinion that a definite t
frame should be imposed within which the project shoulcl be comp
Commissioner Jose noted concern of the Planning Commission ill maintaining a srtaiglzt line on all CUPS, The City should abide
the same rules as it expects of other applicants. If an applic
is required to follow certain criteria the City should be held
those same guidelines, It was again suggested that the xistori Society carry their appeal to the City Ccuncil for approval of
limited use subject to a definite commitment by the City Couiici
on a timetable for completion.
A motion was made recommending final CUP approval subject to
confirmation by the City Council of a definite commitment to in;
all necessary improvements completely complete prior to June 31 1979.
@
APPROVED . 1IOTION: Wrench
- SECOND: Schick
AYES : LIHeureux, Schick, Wrench, Marcus, Jose, Larson
NOES : Rombotis
Commissioner E’Ileureux indicated for the record that he was op to the appnrant double standard between the City and private I
He suggested that the City Council be posed the question as tc
iinposition of a dual standard 2s a matter of policy.
A minute motion was maze rcqucsting a pz’3i.c:; s+zii.tc m. -_ the implied dual standards for public and private Levclo;:. .I;~,
expressing disapproval of same.
PLANNING COMMISSION MINUTES October 25, 1978 '"0 five (5)
APPROVED
MOTION: L'Heuruex
SECOND: Jose
AYES : Rombotis, L'Heuruex, Schick, Wrench, Marcus,
NOES:
Jose, Larson
None
VII. APPROVAL OF MINTUES
A. A motion was made approving the minutes of October 4, 1978 as read.
APP IiOVE D
MOTION: Jose
SECOND: Larson AYES: Rombotis, L'Heureux, Schick, Wrench, Marcus,
-__-
JoseF Larson NOES: None
B. A mation was made approving the minutes of October 11, 1978
as read.
APPROVED
MOTION: Jose ..
SECOND: L'Heureux
AYES s
NOES : None
e
Rombotis, L'Heureux, Schick, Wrench, Marcus, Jose
Larson
VIII. APPROVAL OF RESOLUTIOIJS
A. A motion was made approving Resolution No.
as read,
APPROVED
NOTION: Jose
SECOND: Schick AYES : Rombotis, L'Heureux, Schick, Wrench, Marcus,
NOES : None
A motion was made approving Resolution No. 1475, ZCA-101,
PUD Expiration, as read.
APPROVED
MOTION : Jose
SIXOND: Itarson
$?YES : Ror,bQtis I Zf :;ev-r?lbTx, Schick, bJren,"-*! I I\'n:-c::?s :
NOES : None
1474, V-284, Stai
Jose, Larson
B.
Jose, Larson a
F-27-
PLANNING COMXISSION MINUTES
October 25, 1978
Page six (6)
1)
C. A motion was made approving Resolution No. 1476, V-285, Cra
as read.
APPROVED
MOTION: Jose
SECOND: Schick AYES: Rombotis, L'Heureux, Schick, Wrench, Marcus,
--
Jose, Larson
D. A motion was made approving Resolution No. 1477, V-286,
Pahl, as read.
APPROVED
MOTION : Jose
SECOND: Schick AYES: L'Heureux' Schick, Wrench, Marcus,
NOES: None
ABSTAIN: Rombotis
Chairman Rombotis indicated that the reason for his abstent
was due to the fact that he had been approached regarding t
subjeck property after the last Planning Commission ~. action.
E. A motion was made approving Resolution No. 1478, SP-175(A),
Alta Mira #4,- as read.
AP P ROVE D
MOTION: Jose
AYES: Roinhotis, L'Heureux, Schick, Larson, Jose, Marcu:
NOES: None
JoseB Larson
e
SECOND: Schick
Wrench
F. A motion was made approving Resolution No. 1479,CUP-157,
Shell Oil, as read.
APPROVED
MOTION : Jose
SECOND: Larson AYES : Rombotis, L'Heureux, Schick, Wrench, Marcus,
NOES : None Jose, Larson
G. A motion was made approving Resolution No. 1480, PCF-15,
Priestly Lincoln F!2rcur>lI as corrccted.
APPROVED ---_--- MOTION: Larson
SECOND: Schick
AYES: Rombotis, L'Heureux, Schick, Larson
NOES : None
ABSTAIN: Wrench, Narcus, Jose
0
PLANNING COr/lPIISSION l4INUTES
.October 25, 1978
Page seven (7)
H. Resolution No. 1481, ME' 150(A), Lake Calavera Hills W
Chairman Rombotis expressed concern over the wording of
finding #2.
A motion was nade approving Resolution No. 1481, MP 150(A) Lake Calavera Hills, as corrected, with finding 82 amended
to read as follows:
2, "Although all necessary public facilities may not be
available at this time, their ava-ilability, concurren
with need, has been assured through the conditions of
approval and adequate provisions have heen provided
to implement those portions of the Capital Improvemen
Program applicable to the subject property."
APPROVED
MOTION : Jose
SECOND: Larson AYES: Rombotis, Schick, Marcus, Jose, Larson
NOES: None
ABSTAIN: L'Heureux, Wrench
--
. There being no further business, the meeting adjourned at .. 9:35 i)"
ms
*
F-29-