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HomeMy WebLinkAbout1980-10-07; City Council; 6386; Analysis of Carlsbad Village Center Circulation Plan and Parking Access9 ",' . ., + e 0 e-.,-- .. -21, OF CAKLSBAD c c -- --- I LE : mmt Ini ti 31 : Dept. Head E C. Mgr.@ . 9 : Gir4bk BILL NO. ---- & 3 -- 8% LATE : - October 7, 1980 C. Atty \p?? - DEPARTMENT: Eng i nee r i ng SUB 3 ECT : , ANALYSIS OF CARLSBAD VILLAGE CENTER CIRCULATION PLAN AND PARKING ACCESS ---- STATEMENT OF THE MATTER At the request of the City Council, the Engineering Department arranged for an independent analysis of the circulation plan for the Village Area Redevel opment Plan. The consultant suggested that for the Village Area, the City accept a design standard for traffic congestion that would give an average overall speed.of between 10 and. 15 mph and would permit "tolerable" delays. Based on this congestion standard, the consultant felt that ultimately two full lanes in each direction would be required for Village Area streets. He suggested that initially, parking could be permited on-street, but at such time as delays and congestion become "intolerable" the on-street parkir should be removed in favor of additional travel lanes. Finally, the consult ant recommended that the City not yield control of existing right-of-way by street vacation, but a1 low only narrowing of curb-to-curb dimensions and utilize excess right-of-way for landscaping and other improvements whkh woi not preclude eventusl widening. ' FISCAL IMPACT The recommendations of the consultant would allow less on-street parking and prohibit-relinquishment of rights-of-way for building area. Therefore, less area would be available for building and more would have to be set aside for parking and right-of-way. EXH I B I TS 1. 2. Excerpts from the Consultant Study. 3. Carlsbad Village Area Boundary Map /,\em0 fron Housing and Redevelopment Director. RECOMMENDATION That the Council proceed with plans for Streetscape in the Village Area Redevelopment Plan, utilizing the recommendations 'contained in the Analysis of the Carlsbad Village Center Circulation Plan and Parking Access Study by Arnold Torma of August 1980. Council Action: 10-7-80 Council continued the matter for further report and clarification- 7 7 s m e AN ANALYSIS OF CARLSBAD VILLAGE CENTER CIRCULATION PLAN AND PARKING ACCESS FOR CITY OF CARLSBAD, ENGINEERING DEPARTMENT AUGUST 1980 ARNOLD TORMA - TRAFFIC ENGINEER 8170 Hudson Drive San Diego, California 92119 (714) 697-4070 . 0 0 Four combinations of traffic and design have been calculated for each intersection. The designs can be seen in Figure 111. 1. Present traffic, present geometry & signal 2. 3. Future demand, streetscape geometry & present signal 4. Future demand, "alternative" geometry & present signal Future demand, present geometry 6 signal The streetscape plan(2) identified for the Village Center contains renderings and comments about the features being considered that could affect traffic circulation, from the renderings and are stated below: Same of the elements of the streetscape have been interpreted STREETSCAPE PLAN Grand Ave - Narrow the ROW from 100' to 50'-60' for traffic, create undulating traffic lanes, remove diagonal parking and possibly replace with parallel parking, and a center divider at the intersection with State. State St - Closed south of Elm except for parking, change diagonal parking to parallel between Elm and State and create a center median in the same block, create a smaller curb-to- curb distance at the intersections. Elm St - Remove parking and create a median. Roosevelt St - Narrow the ROW from 80' to 50'-60' and create a median. An "alternative" to the streetscape plan has been prepared and evaluated. This alternative was developed during the traffic study and does not relate to alternatives previously considered by city staff. "alternative", it eliminates the use of non-traversable medians in order to minimize the curb to curb width required. This can be applied to Grand Ave. 0: State St. or both facilities. It consists of these elements: Refered to as thc ALTERNATIVE PLAN Roosevelt/Elm - (as in streetscape plan) -8- 0 Grand Ave./State St. - Narrow the curb to curb cross section as shown in Figure 111, provide a traversable center lane using painted stripes at the midblock to allow the passing of vehicles stopping for parking or for left turn use. Create a wide lane in each direction with parallel parking allowed. At the intersection of GrandlState provide three approach lanes, aR eXCh8iVe left turn lane (protected by a curbed island in the center of the street that terminates the traversable center lane), a through lane and a right turn lane. The opposite direction has one generous lane at the intersection. Parallel parking allowed. At this time all of these streets and their intersections perform very well during the peak period. Their levels-of-service(3) are at "A", based upon calculations of the peak hour traffic and based upon observations during the morning, noon and evening peaks. This is the best level of service associated with free flow, ability to make turning movements and the lack of any vehicle being unable to clear a signal during its phase of the cycle at signalized intersections. At this time, the Village Area of Carlsbad does not have a traffic congestion problem. (2) Master Plan: Carlsbad Streetscape Study, Bissell/August ASSOC., circa 1980. A descriptive system for streets identifying the relative congestion and adequacy for circulating the demanded traffic volumes. Capacity Manual. (3) See NCHRP Hwy -9- t-,ozr - ,011 + 0 0 RECOMMENDATIONS Either of the two concepts evaluated within this report can function to serve the expected demnds in the future (Refer to Figure 111). The streetscape plan that assumes a solid divider on State St. and an architectual treatment dividing the two roadway directions of Grand Ave. where it meets State St. has consequences. Those consequences are that in order to minimie the width while at the same time keeping a symmetry to the arrangement of lanes approaching and leaving the intersection parking would have to be sacraficed under the ultimate demand. An alternative that emphasizes minimizing curb to curb width employs The use of a opposing left turn lanes at the intersection of State/Grand. center lane in midblock to ease any congestion with one lane in each direction, permits parking and the posibility of a landscaped treatment in the street to separate the left turn lane from the midblock center lane. SUMMARY OF RECOMMENDATIONS - STREETSCAPE PLAN Grand Avenue - Create a facility that is 48' curb to curb, at midblock, consisting of a 14' lane each way and nother 10' for parking on each side. Later, when traffic volumes warrant, remove the parking to obtain two 12' lanes each way. At the intersectior with State St., create a median of 6' to 10' and two 12' traffic lanes each way without parking for approximately 150' back from the intersection on the WB side. Total curb to curt width at the intersection would be 54' to 58'. Continue use 01 stop sign control at intersections with Roosevelt St. and Madison St. until demand warrants signals. State Street - At midblock a 54' to 58' wide (curb to curb) facility would be direction with anther 10' for parking that, just like on Grand Ave., can be removed to provide two 12' lanes each way. At tht intersections a 50' to 54' wide street (curb to curb) can be accommodated to try and match the present 49' of width at Granc Ave. and have a 6' to 10' median. Two lanes each way of 11' would exist. Parking would be set back approximately 120' from the intersection for approaching lanes. South of Elm one lane each way is sufficient. designed with a 6' to 10' median. One lane of 14' in each -16- 0 0 Elm Avenue - Eventual removal of parking, the addition of another lane each way and a median with center left turn lanes at intersections would comprise its cross section. be 12' with a 12' median for a curb to curb distance of 60'. The two lanes each way woulc No left turns at midblock would be possible due to the median. Roosevelt/ Madison - The present 60' width would be visually broken by a 6' to 10' median. One lane of 14' each way with another 10' for parking would bring the total curb to curb width to 54' to 58'. break in the median for midblock parking would exist. A SUMMARY OF RECOMMENDATIONS - ALTERNATIVE RECOMMENDATION Grand Ave/ State St. - With a curb to curb dimension of 60' create a center lane (for passing stopped vehicles or for turning into midblock parking areas) of 12', one through lane in each direction of 14' and another 10' for parking for the midblock cross section. intersections terminate the center lane with an architectual/landscape treatment to establish a center left turn lane of 12'. Parking is set back approximately 100 ft. from the intersection to allow a free right turn lane of 11 ft.and a through lane of 12'. Only one lane exists in the opposite direction. At thc Elm/ . Roosevelt/ Madison - (as above) Parking Access - Predominant access to midblock parking can be emphasized from Roosevelt with additional access from Grand. Only the WB traffic should access the midblock areas of the Village Center from Elm Ave. when the median is constructed. Continued emphasis will be required for off-street parking due to the eventual removal of on-street spaces as demand necessitates assuming the streetscape plan. Traffic Control - Existing signals will be adequate for future projected Devices demand with the possible need for their re-timing. Stop control should continue to be adequate for Madison and Roosevelt until a short term of volumes indicates signal control is warranted. Preliminary estimates indicate minimum warrants for volume will be met with the projected demand. left turn phases at Elm/State and Grand/State, especially if exclusive turn lanes are provided as in the alternate recommendation. An improvement would be made by adding protected -17- .. a e ,* J' Undulation of Traffic Lanes - Only when on-street parking is not to be provided should consideration be made of non-linear alignments. Parallel parking wold be hindered by a radiused curb and inefficient use of the parking lane would result. Under either the streetscape plan or the alternative recommendation do not yield control of the ROW. The individual streets can have their curb to curb dimensions opportunities, but loss of ROW should be avoided. Narrowing ROW - lowered, as shown in Figure 111, to enhance landscaping -18- C e c 'b MEMORANDUM DATE : October 1, 1980 TO : FROM: SUBJ : HOUSING AND REDEVELOPMENT ADVISORY COMMITTEE REVIEW Les Evans, City Engineer Jack E. Henthorn, Housing and Redevelopment Director($!-- OF VILLAGE CIRCULATION AND PARKING ACCESS: At its meeting of September 22, 1980, the Carlsbad Housing and Redevelopment Advisory Committee was presented the above referenced study and advised that the City Council would review the plan at its meeting of October 7, 1980. A motion to forward the following statement in support of the analysis to the Council was made by Chairman Chriss, seconded by Member Hayes and carried by vote of 6-0 with Members Ward, Carney and Mariz absent: "The Carlsbad Housing and Redevelopment Advisany Committee is pleased that the document supported the aim of Bissell and August and that is reinforced the Advisory Committee's plan of de-emphasing the vehicular use and properly recognized the desireability of creating a sense of more activity and vitality through the redesign of the streets." JEH : a1 I) e 'j %? MEMORANDUM 6 * DATE : Hay 23, 1380 TO: City Council FROM : VIA: SUBJ : VILLAGE DESIGN MANUAL Kennith Chriss; Chairman Housing and Redevelopment Advisory Committe Andrew J. Aitken, Adnin. Asst. Housing and Redevelopment Attached you will find a copy of the Village Design Manual that will be befort you at your woi*kshop, Tuesday, May 27, 198C. Our Committee has reviewed the document and we are recorninending that you take positive action at your workshop. questions you may have regarding the Design Manual, 2981 State Street, Carlsbad, California. . I will be in my office over the weekend and will be available to answer any I may also be reached by phone at My office is located at (714) 729-5955. I P # Kenni th Chri ss Chairman , Housing and Redevelopment Advisory Cornnittee 7 Council Action: 5-27-80 Council aPPov& the Design f4anual and directed the City Attorney to Housing and Redevelopment Advisory Committee as the Design Review Board on an interim basis. include it in the Sewer permit process; Council designated the 0 0 'I 1 * THE VILLAGE DESIGN MANUAL CARLSBAD, CALIFORNIA 1980 I DRAFT NO. 3 , 0 e ..I 1 < DRAFT NO. 2 APPROVED BY THE REDEVELOPMENT PROJECT AREA COMMITTEE FEBRUARY 13, 1980 DRAFT NO. 3 ( APPROVED BY THE HOUSING AND REDEVELOPMENT ADVISORY COMMITTEE MAY 15, 1980 7 t 0 0 1 \ CITY OF CARLSBAD CITY COUNCIL/HOUSING 6 REDEVELOPMENT COMMISSION Packard, Ronald Mayor / Chairman Casler, Mary Vice-Mayor/Vice - Chairwoman Lewis, Bud ~ Councilman/Member Anear, Girard Councilman/Member Kulchin, Ann Counc i lwomah/Memb er Frank Aleshire City Mantiger/Executive Director City Attorney/Commission Counsel e Vincent Biondo CITY PLANNING COMMISSION Edwin S. Schick, Jr., Chairman Mary Marcus, Vice-Chairwoman Eric Larson, Member Jonathan D. Friestedt 9 Member Jerry Rombotis, Member Lt. Col. E.H. Jose, Jr., Member James Hagaman, Director of Planning * Anna Leeds, Member CARLSBAD HOUSING 6 REDEVELOPMENT COMMITTEE Chriss, Kenneth, Chairman . Hall, Matt, Vice-chairman Carney, Eva, Member Helton, "Red", Member Mariz, Jesus, Member . Sanchez, Roy, Member Runzo, Frankie Gene, Member Ward, Roy, Member e Hayes y Thelma, Member 0 0 'T 1 % TABLE OF CONTENTS PA( SECTION - 1 I. Introduction ..................... 1 11. Objectives of the Design Manual ........... 111. Existing Conditions of the Village Area ....... IV. Proposed Development of the Village Area ....... V. General Design Guidelines for the Village Area .... 1 1 1 VI. Urban 6 Environmental Features Architecture of the Village Area ........ Urban Design of the Village Area ........ VII. Development Guidelines for the Village Area Lot Coverage .................. Building Coverage ................ Building Setbacks ................ Building C, Structural Height Limitations Building Intensity ............... Landscaping ................... Fire Safety ................... .... Siting of Buildings, Structures 6 Open Space . . VIII. The Circulation System ..................... .................. ............ Introduction Street System 1 Arterial 6 Freeway System 1 Transit,. 1 Bicycle Linkages ................ : Pedestrian Movement ................ ................... IX. Specific Guidelines for Parking Areas Introduction ..................... Screening of Parking Areas ........... Landscaping of Parking Areas .......... X. Signs Guidelines ................... XI. City Furniture Criteria ............... 0 I) . 1 I XII. Subarea Standards 11 l! 1 2 2 2 Subareal. ................... Goal. ................... Land Use .................. Urban Design ................ Special Treatment Area . Village Centre ........... . Elm Avenue ............. Subarea 2 .................... i Goal.. .................. : Landuse.. ................ j Urban Design ................ : Special Treatment Area . ElmAvenue ............. Subarea" 3 .................... Goal.. .................. LandUse.. ................ Urban Design ................ Special Treatment Area ............ . State Street Subarea4.. .................. Goal.. LandUse. ................. .................. Urban Design ................. Subarea 5.. .................. Goal .................... LandUse. ................. Urban Design ................ Special Treatment Area . Carlsbad Boulevard .......... Subarea 6.. .................. Goal.. .................. Land Use Urban Design ................ Subarea7 .................... Goal. ................... Land Use .................. Urban Design ................ Subarea 8 ..................... Goal.. .................. Landuse.. ................ Urban Design ................ Conclusion ................... .................. e a '\ 1 c APPENDICES Appendix A Glossary General Appendix B Glossary Signs Appendix C General Plan Speci Treatment Area , I 'i a e 'I \ . EXHI B I TS Exhibit A Boundary Map Exhibit B Subarea Map a 9 1 1 VILLAGE DESIGN MANUAL CARLSBAD, CALIFORNIA DESIGN MANUAL I I INTRODUCTION The Design Manual is a supportive plan and embodies the guide lines and regulations for the implementation of the City of Carlsbad's adopted Village Area Redevelopment Plan. The manu; is an urban design and land use plan that addresses the physic structure, activity framework, and spacial relationships of tl Village Redevelopment Area. Its specific provisions cover tht height and intensity of buildings; landscaping, street furniti open space; the siting of structures; transportation and cir- culations; and matters which affect the overall appearance of the urban core. Since the Design Manual reintroduces the concept of urban desj into the project area, its text must introduce an urban desigr vocabulary. Therefore, a supplemental glossary explaining mar of the concepts herein is attached to help clarify their meanj 11. OBJECTIVES OF THE DESIGN MANUAL The implementation of the Village Redevelopment Plan and the comprehensive improvement of the urban core of the Carlsbad planning area are the primary objectives of the Design Manual. The intent of the Village Design Manual is to provide general design guidelines and regulations. The document should provid an understanding of the rrtypert and "quality" of development e 0 I , ? being sought by the Housing and Redevelopment Commission. should be viewed as providing guidance and parameters rather than strict standards. The primary responsibility for applyir and interpreting the guidelines contained herein rests with tl Design Review Board, with the Commission retaining ultimate authority and responsibility for application. The Design Rev: Board shall consist of highly qualified persons with an intert in the field of urban design and a member from the city staff shall be appointed to advise associated committees and the Commission. The board will evaluate development proposals as they relate to the Village Design Manual and intent of this p It m @ EXISTING CONDITIONS OF THE VILLAGE REDEVELOPMENT AREA The Redevelopment area occupies a portion in the central Carlsbad community and it contains approximately 204 acres (Exhibit A). The Village Redevelopment Plan Area is the hear of Carlsbad and was one of the first sections of the city to settled. Prior to the adoption of a local coastal program, all develo] ment plans involving property fronting on Elm Avenue, or located in subareas 5 6 6 will require approval by the San D Coast Regional Commission. I IV. PROPOSED DEVELOPMENT OF THE VILLAGE REDEVELOPMENT AREA The Redevelopment Plan for the Village Redevelopment Area ca for the expansion of mercantile activity; more intense resid use; and increased emphasis on public transportation; safe pedestrian circulation; expanded and improved parking facilj urban beautification; and a significant increase in public : -2- e 0 1 1 , private landscaped open space. 'To accomplish these goals, the proposed development of the Village Redevelopment Area will be divided into eight sub-areas (Exhibit B). V. DESIGN GUIDELINES FOR THE VILLAGE REDEVELOPMENT AREA The Village Redevelopment Area should reflect land use diversi: variety, and urbanity. The development of commercial resident. blocks, consisting of groundfloor shops, and upper-floor residential apartments and studios, will increase the project area's viability and stimulate its trade. High Intensity Residential "Villages", (self-contained residential recreation; commercial complexes), appear to be suitable land uses for the project area and urban core and should be encouraged. The Village Redevelopment Area should be redeveloped as an are which is particularly scaled to the pedestrian. Redevelopment Area should be developed with interesting shops, boutiques, restaurants, and service uses. The employment of enclosures, arcades, gallaries, and shopping plazas should be encouraged. The specialty shops, services, and restaurants for the projects area should be augmented by a setting which manifests urbanity. selection of external graphics and street furniture are pre- requisites for the establishment of the setting. Comprehensiv land use and transportation planning are others. The landscaping of the project area should be formal, manicure and maintained by permanent irrigation systems. In these area enclosures, parks, and squares with cobblestone, tile, or bric flooring; ornamental park furniture and lighting; fountains, '. The Village 1 Enlightened sign control and the artistic -3- 0 e 1 sculpture, and kiosks; and sedeAtary, recreational facilities are appropriate. VI. URBAN AND ENVIRONMENTAL DESIGN FEATURES Architecture of the Village Area Neither the Redevelopment Plan nor the Design Manual suggests the establishment of an architectural theme for the Village Redevelopment Area. In lieu of an architectural theme, the Housing and Redevelopment Commission and the Design Review Bo should require architectural coordination among developments. This coordinatiofi will require architects and landscape archi with project area clients to jointly resolve design problems conflicts. Furthermore, it will help to ensure compatibilit; proposed development with the existing village scale. The Dt Review Board is charged with the duty of requiring architect coordination and cooperation in the Village Redevelopment Ar Urban Design - of the Village Redevelopment Area The urban core of the City of Carlsbad will consist of eight . subareas. Each area will be Characterized by different lam use patterns and should have a strong beneficial interdepen among each other, This interdependence should be fostered encouraged by the Design Review Board. The Design Review Board shall promote the effective interde for the urban core's several areas by advocating the estab: of pedestrian linkages between the eight subareas. These 1 where feasible, should take the form of landscaped paths o arcades e -4- \ 0 e % VII. DEVELOPMENT _I GUIDELINES FOR. THE VILLAGE REDEVELOPMENT AREA Lot Coverage All buildings, including accessory buildings and structures, and all parking areas and driveways, shall not cover more thai eighty percent (80%) of the net lot area, Building Coverage The open area of each building site should be devoted to lanl scaping and may take the form of prcmonades, patios, outdoor cafes, yards or setbacks. The building coverage standard of the Design Manual should not be applied to existing building Building Setbacks When new buildings are proposed the Housing and Redevelopme1 Commission may require minimum yard setbacks. Building set along or facing plazas, squares or enclosures should not be less than 15' in depth as a general rule. exceptionally good landscaping, depth of the required setb: may be reduced by the Housing 8 Redevelopment Commission. building setback requirements of the Design Manual should be applied to existing buildings. Building and Structural Height Limitations As a general rule, low-rise buildings are preferable. Th scale of the central village community calls for the maip of the project areas low profile. Notwithstanding this, which occasionally punctuate the horizontal sweep of the core might improve the overall urban design of the Villa Redevelopment Area and add interest and variety thereto. In exchange for I -5- e e 1 ' maximum height for new buildings within the project area shall not exceed 35' 9 unless a "Quid pro Quo" agreement is approved by the Housing and Redevelopment Commission, multi-story buildings or towers are proposed for the develop- ment, additional open space landscaping and amenities should b required to reduce their increased impact). Building Intensity Long banks of commercial buildings and long terraces of connected residential units should be avoided. Where feasible rows of shops, offices, and dwelling units should be interrupt by landscaped paths, promonades, or arcades. These breaks should augment the public convenience and amenity to the proje area, and promote serial visions therein. The Siting of Buildings, and Structures, Open Space The Redevelopment Plan is based upon the acceptance of the permanency of the physical structure of the buildings in the Village Redevelopment Area. In general, development should bt: clustered around parks and plazas, and should be set in a manr which augments the adjacent common open space and facilitates public access from nearby streets, parking transit facilities and residential shopping concentrations. Each building should be sited in a manner which compliments tl adjacent building and their landscaping. This coordination should produce a village townscape which has both order and diversity, The orderly arrangement of open space is a pre- requisite to the development of good urban design. (i.e., where -6- 0 0 Open Space Open space compliments buildings and provides a contrast which is essential to the softening of the urban scene. It provides livability, beauty, recreation and relief from urban pressure. The following criteria for siting of open space should be employed by the Design Review Board during the course of its consideration of plans for the construction, remodeling, or enlargement of buildings in the Village Redevelopment Area. Upon the completion of the Redevelopment Plan, the central business district should be interconnected by an organized pattern of private and public open spaces, such as parks, promonades, plazas and enclosures. Common or joint open spaces, which serve several uses or buildings, are preferred to those which serve a single land use. Open space should be accessible to external pedestrian traffic, Open space should be sited in a manner which provides interesting views to the pedestrian. Open space should be sited in a manner which encourages effective landscaping and horticulture. *. From a design standpoint, open space should be located, arranged, and developed in such a manner that it constitutes and orderly extension of the building with which it is related, and vice versa. Where surface open space is not plentiful, the use of "roof gardens" should be encouraged. General Landscape Guidelines' The following landscape guide is designed to promote viabilit of the Village Redevelopment Area, and to improve the overall quality of the downtown area. These guidelines are to be used in conjunction with the open space, building coverage criteria, standards, and guidelines of the Village Design Manual. -7- 0 0 Guidelines With the exception of. the existing single family residential units, the following landscaping criteria should be employed by the Design Review Board during the course of its considerat of plans for construction, remodeling, or intensification of L within the Village Redevelopment Area: A minimum of twenty percent (20%) of the net lot area of each new development within the project area shall be landscaped. The landscaping of each project should not be confined to plant material. Alternative uses of textured paving, graphics, fountains, water sculptures, and exterior furniture may be used to improve the convenience and amenity of the Redevelopment Project Area. The use of the alternative features should be encouraged at a 50:50 ratio by the Design Review Board. Where plant material is used, it shall be selected, arranged, and installed in accordance with sound land- scaping practices. All plant material shall be maintained with a permanent irrigation system. Plant material should be used for soil, water and energy conservation. Trees should be used to soften the impact of hard surfaces, Landscaping should be formal and manicured trees should be pruned, pollared, espaliered, and pleached. They should be aided and protected by drains and grates. Planters and tree wells should be designed to protect the plants they accommodate, and to promote the aesthetii quality of their surroundings. The use of fountains, water sculpture, and other recycli' water features should be encouraged by the Design Review Board. These requirements shall be met with the installation of on-s landscaping in accordance with City of Carlsbad landscape pol unless participation in a cooperative landscape project is -8- e e approved by the Design Review Board. The Board may approve participation in a cooperative landscape project where it finds that suck participation would substantially improve the involve project or increase its overall design quality. Fire Safety All proposals for the development or use of land within the Village Redevelopment Area shall be consistent with the City of Carlsbad standards of fire safety. The Fire Department shall prescribe the water pressure; size and location of the water lines; type and location of fire hydrants; width and location of fire lanes, drives, passage ways, courtyards, and plazas; the type and location of onsite fire protection facilities and use of fire retardent materials. The Design Review Board shall not approve any development or land use plan for the project area prior to its receipt of the Fire Department's report thereon. VIII. THE CIRCULATION SYSTEM The following guidelines are designed to improve circulation within the project area and the urban core in between the project area and the several communities for the City of Car1 Street System The local street system of the central Carlsbad community is and will remain, the most important element of the Village Redevelopment Area's extended pattern of circulation. This system will continue to bring automobile, truck, and bus traffic, as well as most of the pedestrian and bicycle trafj into the Village Project Area and to conduct it out therefrc -9- 0 a 1 Arterial arid Freeway Linkage - The arterial and freeway systems for the City of Carlsbad provide an adequate linkage between the project area and its hinterland. When streets and freeways within this system requ modification to the width, extension, or completion in order t improve the said linkages, the Housing and Redevelopment Commission, where feasible under the circumstances, should recommend such. Transit The Village Redev-elopment Area should be accessible by bus service. Direct bus routes should transverse the urban core; and feeder routes, for the enployment of the convenient trans system, should extend the benefits of primary route service tl the residents of outlying areas. The landscape promonades, plazas, arcades and enclosures as well as the principal cultural, social, recreation and mercan centers of the Village Redevelopment Area should be directly served by public transit. . The subareas of the Village Redevelopment Area should be link by shuttle-system which might enable the off-street parking burden of the Village Redevelopment Area to be more evenly distributed to throughout its subareas. The Housing and Redevelopment Commission and the Design Review Board should encourage all transit facilities proposed for location withii the Village Area to comply with the urban design standards and criteria of the Design Manual. -10- 0 0 f Bicycle Linkages The Housing and Redevelopment Commission should encourage the development and maintenance of bicycles linkages between the Village Redevelopment Area and surrounding territories, and among the Village Redevelopment Area's several subareas. Bicycle parking facilities should be located at convenient points throughtout the Village Redevelopment Area. Pedestrian Movement The Village Redevelopment Area should manifest a strong pedest orientation. In,general, the Village Redevelopment Area shoul be interlaced with the safe, convenient and aesthetically plec pedestrian ways. This interlacing should also be in concert 1 street crossings and beach oriented circulation in order to promote safe, and convenient movement across streets and to ai from the beach areas. Pedestrian ways and linkages should not be limited to street sidewalks and crosswalks, but should follow paths which transverse promonades and plazas, parks, arcades, and enclosi The establishment of direct landscaped pedestrian ways betwet the Village Redevelopment Area and its residential surroundi. shall be especially encouraged. The Housing and Redevelopme Commission should endeavor to minimize the conflict between pedestrian and vehicular movements. IX. OFF-STREET PARKING AREAS Adequate provisions for off-street parking shall be provide) when any building or structure is erected, enlarged, Or intensified in use. The parking provisions of the Carlsbad -11- 0 0 , Zoning Ordinance shall be usedsas guidelines for determining the size and number.of required off-street parking spaces. However, innovative methods of providing off-street parking through the combination of public and private efforts should be encouraged. For example, the Housing and Redevelopment Commission may, at its election, grant credit for small cars at a parking stall size of eight feet by seventeen feet for 2 maximum of forty percent (40%) of the total number of require parking spaces. Where the Design.Review Board finds that additional landscapi amenity is necessary for a particular parking area, or where adequate parking stalls are unattainable without sacrificing amenities, the Design Review Board may permit cars to overhar a maximum of 2.5 feet into a landscaped planter. The Housing and Redevelopment Commission may also grant a variance in the parking requirement whenever it finds there sufficinet public parking within a reasonable distance as pr vided by the City or other governmental agency or when the subject property is within a parking district and the Commis believes that sufficient parking will be provided within a r able time by the City or other public agency. Common facilities may be provided in lieu of individual par1 requirements for each of two or more particupating building: uses by such facilities provided that the total of off-strec parking spaces when used together, shall not be less than tl. sum of the various uses considered separately. Common faci ties are subject to the approval by the Housing and Redevel -12- 0 0 Commission as to size, shape and relation to business sites to be served. Total parking spaces required may be reduced below that other- wise required €or common parking facilities when it can be demonstrated that such reduction in parking requirement is warranted by the particular grouping of uses subject to the approval of use permits by the Housing and Redevelopment Commi: sion. Screening of Parking Areas Off-street parking areas for more than five vehicles shall be effectively screened on each side, which joins or faces premis situated in any “R” zone or institutional premises, by a mason wall or solid fence of acceptable design. Such wall or fence shall be not less than four feet or more than six feet in heig . and shall be maintained in good condition without any advertis ing thereon. Said walls will observe all setbacks which are prescribed for that zone. I - Where adequate setbacks are unattainable, (for any parking are driveway or loading area that is visible from a public street? a solid decorative masonry wall or a fully landscaped earthen berm or a combination of wall and berm, which is approved by the Design Review Board, shall be erected. The Design Review Board should consider 36 inches as the mini] height for any screening wall or earthern berm to be used for screening of any parking area. This screening wall should be -13- 0 0 set back a minimum of five feet'from the subject property line to allow for adequate visability and minimum plaiiter area for landscaping. . Landscaping - Parking Areas Each parking lot containing five or more spaces shall be land- scaped in accordance with the following standards: The amount of landscaping provided within each parking area, shall be equal to or greater than 10% of the area of the parki lot. No landscaped area shall be less than 3OTS in width, excl sive of protective curbing. Landscaping shall be provided within front setback or required side or rear setbacks on the street side of a lot, Landscaping located within the requirec front yard or required side yard or rear yard setback on the street side of a lot shall not exceed three feet in height. A permanent underground sprinkler system shall be installed t provide an adequate water supply to all landscared areas. Subject sprinkler system shall be installed so as to direct spray away from sidewalks. Drainage from landscaping irrigat shall not be directed across any adjacent private property. All areas established for landscaping shall be protected on both sides that are adjacent to vehicular parking with a sol curt, 6" in height and a minimum of 4'' in depth or .other sui able protection as approved by the Housing and Redevelopment Commission for the length of the landscaped area adjacent to the subject property. Individual wheel stops shall not be u as substitutes for subject curbs, however, a concrete wheel . 1 -14- 0 0 stop shall be installed on each parking stall which is adjacer to an exterior lot line as to protect the adjacent property. Any lighting as to illuminate any off-street parking area shal be so arranged as to reflect away from adjoining residential zone or adjacent street. Signing within the parking lots shall be so placed as to not interfere with proper visibility for traffic and pedestrian safety. X. SIGNS All signs should bk compatible with the aesthetic standards of the Development Plan. All signs shall be approved by the Des; Review Board and upon appeal by the Housing and Redevelopment Commission prior to their display. Exterior signs necessary for identification of buildings, pre- mises and uses of particular parcels should be permitted withi the Redevelopment Project Area, provided the design and specij cation for such designs are approved by the Commission prior t their erection or installation. When reviewing designs and specifications, the Commission should determine, before appro1 whether these signs create hazards because of their character- istics, such as protruding,-overhanging, blinking, flashings, animation The principal advertising feature of all uses should be the attractiveness of the buildings, grounds, and the activities visible within. Permitted exterior signs should be those necessary for public safety and for the identification. 15 \ -14.- a a I Sign design shall be simple, direct, and unobstructive. Unifying, harmonious typefaces shall be used throughout the Redevelopment Area. Sign area shall be scale with the building it identifies: as a guideline; ,6 of a square foot of sign area for each one linear foot of a building's street frontage, (i.e. A building's linear foot street frontage multiplied by a maxiniun constant 12 feet vertical height, multiply that by 5% and that area equals the total permitted squar footage for sign area.) In recognition that in certain circumstances signs may " be desirable in areas that do not front onto a public street, (i.e. alleys) the Housing and Redevelopment Commission may, at its election, permit some signs in conjunction with efforts to enhance pedestrian accessi- bility within those areas. Signs shall be coordinated so that a consistent compli- mentary theme is established and maintained. All lighting of advertising signs shall be concealed from view. All lighting of advertising devises shall be oriented away from residential areas and directed specifically to commercial and pedestrian traffic. Lighting of advertising signs located within 150 feet of any street or driveway intersection shall be of sucn col and shape that there will be no confusion with public signs or signals regulating the flow of pedestrian and vehicular traffic. Permanent billboards and flashing, blinking, and/or animated signs shall be prohibited. Signs advertising the sale, lease, or rental of the pre mises shall be permitted, however the Commission may 1ir the size, number and duration. In addition to the above, only one free-standing sign advertising the existence of such service station shoulc be permitted. Each sign should consist solely of the trademark, symbol, or logotype of the servide station. Temporary signs exhibited for less than one week with a sign area of 50% of the building's allowable sign area may be permitted. o -16- e e I During this time frame the Design Review Board will aid these owners with information on the specific requirements of this sign section and offer constructive suggestions on how to brinl thei:r signs into conformity. XI. CITY FURNITURE CRITERIA Introduction: The planning of the city furniture is an important phase of the urban design process. of external furniture, effective interior design decoration, can do much to mimimize structural flaws and inadequacies, (i.e. advertising 'on benches and other street furniture shoulc be prohibited). regarded as a post planning activity similar to the applicatic of cosmetics. should be undertaken at the inception of the planning or the redevelopment of the project area, and should be regarded as a continuing effort which spans the length of the redevelopme program. The following test embodies basic criteria and suggestions fc the furnishing of the streets, enclosures, plazas, parks, arcades, passageways and alleys of the project area. For tht purposes of the manual, city furniture, includes, but is not limited to: benches, kiosks, light standards, trash recepta cigarette urns, planters, hydrants, railings, flooring, sign and traffic control devises. The artistic use The design of city furniture must not be The planning of city furniture and furnishings Street Furniture Criteria: Street furniture throughout Thi the Village Redevelopment Area should be complimentary. -17- a m will help to tie the somewhat unrelated components of the project area together.. The street furniture selected for use in the project area should be adaptable to pluralistic architectural design of building within the Village Redevelop- ment Area. The Redevelopment Plan calls for an increase in the importance of alleys within the project area, as well as secondary means of access, alleys should become pedestrian passageways, and an integral part of the open space enclosure system of the core. In places, the all.eys may be widened into mews or courtyards. The new role for alleys should require that they, where feasib’ be furnished as streets, malls or a combination thereof. No street furniture should be located in the project area with out prior approva:! of the Design Review Board of upon appeal o the Housing and Redevelopment Commission. XII. STANDARDS FOR THE SUB-AREAS The planning concept behind the implementation of the Redevelo ment Plan is to guide the growth and development of the Villag Area. in a way that the component sub areas are complimentary to one another. Due to the size of.the project area, the plar has been divided into eight sub areas. The land use within tl- sub areas has been restricted, and additional urban design criteria have been established to permit development through01 the project area to occur in a coordinated manner. (Exhibit . Sub-Area 1 Sub-area 1 (Exhibit B) has traditionally functioned as the - -18- e m central business district of Cai-lsbad. Its one- and two- story shops and offices along State Street met the mercantile and service needs of Carlsbad for several decades. External factors, specifically the El Camino Real Shopping Center and the re-orientation of the major north/south thoroughfare from old Highway 101 (Carlsbad Boulevard) to Interstate 5, have affected the economic viability of the downtown area and have resulted in the need for the Village Redevelopment Plan. Goal The goal for Sub-area P is to function as a major financial, specialty, commercial center for the downtown area. To accom plish this goal, there will be two major "special treatment areas" within sub-area 1. The first is the Village Centre which will act as the focal point for sub-area 1 and become t major attraction for the Village Project Area. Next is the Elm Avenue corridor that is intended to serve as a major thor fare linking Interstate 5 with Carlsbad Boulevard. Land Use Only following uses are permitted by right within sub-area 1. (Additional restrictions may be invoked within the special treatment area.) ._I -___. - General Commercial Bonafide restaurants, boutiques, retail shops, crafts shops, specialty shops. Office/Professional Use Professional complexes, medical complexes with labs and - -19- a e pharmacies, law firms, architectural and engineering firms, accounting firms, utility company offices and company head- quarter offices. Residential Unless otherwise stated in the specific sub-area, density allocations may be increased beyond those ranges currently provided in the general plan (Section V J.l.), if the Housing and Redevelopment Commission finds that such an increase is consistent with the Goals and Objectives of the Redevelopment Plant. Residential uses are permitted where compatible with the existing land use. Incidental and compatible uses may be permitted when found by the Housing ar,d Redevelopment Commission not be incompatib. with the above mentioned uses. Design Within this sub-area, the Design Review Board will be looking for development which is oriented to pedestrial traffic and is 'high in open space amenities. have been established for special treatment areas to aid the Design Review Board. %cia1 Treatment Area: Location The Village Centre (Exhibit €3) is bounded on the west by State Street, on the east by Madison Street and on the north by Grand Avenue and on the south by Elm Avenue. - -- Additional design standards TGe Village Centre - -20- 0 0 >, Goal It is intended that the Village Centre serve as the focal point for subarea 1 and become the major attracting force for the redevelopment project. To accomplish this goal the Desigi Review Board will pay special attention to land-uses in this special treatment area. Land Use Land uses within the Village Centre are the same for the sub- area with emphasis placed on those uses which lend themselves to EL Village atmosphere. Final approval of permitted land-use rests with the Housing and Redevelopment Commission. Design The Urban Design for the Village Centre shall be that of a Village atmosphere, concentrating on pedestrian circulation, high levels of open space amenities. It shall be noted that land-use and design are not permitted by right in this special treatment area: Both shall be reviewed by the Housing and Redevelopment Commission. Special Treatment Area Elm Avenue Location -- -I__ - -- Elm Avenue (Exhibit B) extends from Interstate 5 on the east to the beach on the west, and one lot deep on the north and south. Goal Along this corridor a strong financial and commercial center should develop. Elm Avenue will serve as the major east/west gateway to the Village Centre and beach access points. -21- 0 e , I Land 'Use Land uses permitted within the Elm Avenue COmidOT are the same as those listed above, however, special design criteria should be established for developments with high traffic volumc Design The Design Review Board shall encourage designs that improve general circulation, and utilize a high degree of landscaping along Elm Avenue and other street front setbacks.(prior to the adoption of a local coastal program, all development plans involving property fronting on Elm Avenue will require approv: by the San Diego Coast Regional Commission). Sub-Area 2 This sub-area (Exhibit B) presently maintains a low profile tourist service area along with a neighborhood commercial usc Goal This sub-area will contain the east gateway to the Village Centre. In an effort to create a safe, pleasant and invitin environment, the Design Review Board shall encourage the US€ landscaping and open space amenities along the Elm Avenue St frontage, and emphasize better design of on and off site tri circulation. Land Use The following land uses are permitted within the sub-area 2 Convenience centers, neighborhood commercial centers, beau1 shops, beauty salons, barber shops9 restaurants, gas stati Coffee shops, motels, specialty retail, entertainment and foods when not incompatible with the surrounding land We, - - -22- 0 e c clothier cleaners, and &elis. Incidental and compatible uses may be permitted when found by the Housing and Redevelopment Commission not to be incom- patible with the above. Design Future development in this sub-area should be designed in sucl a manner that adequate ingress and egress of tourist freeway traffic is manageable and does not detract from the overall pattern of the gateway effect and the Elm Avenue corridor. The Design Review.Board will be concerned with curb cuts and ' adequate screening of parking areas to help break-up the hard look. Special Treatment Area Elm Avenue Location Elm Avenue (Exhibit B) extends from Interstate 5 on the east to the beach on the west, and one lot deep on the north and south e Goal Along this corridor a strong financial and commercial center should develop. gateway to the Village Centre and beach access point:;. Land Use Land uses permitted within the Elm Avenue corridor are the same as those listed above, however, special design criteria -- Elm Avenue will sene as the major east/west - should be established for developments with high traffic prolu Design The Design Review Board shall encourage designs that improve general circulation, and utilize a high degree of landscaping 97 0 0 along Elm Avenue and other street front setbacks (prior to t adoption of a local coastal program, all development plans involving property fronting on Elm Avenue will require appro by the San Diego Coast Regional Commission). Sub-Area 3 Traditionally this sub-area (Exhibit B) has served as the hi intensity commercial center of the downtown area. Goal The goal of this sub-area is to maximize the established pat of development north of Grand and create a visual link with Village Centre. The east side of State Street, north of Gra is envisioned as special treatment area. I ‘i -24- a e i Land Use The following land uses are permitted within this sub-area. Regional headquarters, contractor's offices only, professional complexes, wholesale sales, furniture sales, hardware and lumb wholesale and retail sales, car washes, laundermats, small engine repair, appliance sales, tire sales, coffee shops, del. auto parts sales, artisan shops, plant nurseries. Incidental and compatible uses may be permitted when found by the Housing and Redevelopment Commission not to be incompatib with the above. Design The urban design for sub-are 3 should include provisions for adequare off-stree parking, as well as, pedestrian linkages within adjoining residential areas. The Design Review Board should encourage the use of landscaping and open space amenj as a major design element. Special Treatment Area: East Side of State Street Only uses deemed by the Housing and Redevelopment Commissio be of lesser intensity than the existing uses shall be perm along the east side of State Street between Grand Avenue ar the lagoon. Additional landscaping may be required to provide an adequ; buffer between the adjacent residentially zoned property tc the east of State Street. Sub-Area 4 This sub-area (Exhibit B) has traditionally functioned as heavy commercial light manufacturing type area. -25- 0 0 Coal - The goal of sub-area 4 is to create a light manufacturing/ heavy commercial area that will serve the project area. In order to accommodate this goal, the Design Review Board in conjunction with the city should work toward establishing . suitable zoning in the sub-area. Overall, this sub-area could function as a major repair and service; distribution; and or vocational education center. The Design Review Board should view the land along the east side of Tyler Street, that fronts on the west side of Roosevelt Street as a buffer zone to the commercial area along the east side of Roosevelt Street. Land Use The following uses are permitted within the sub-area: Vocational educational centers, auto-related services, contractor's yards, laundry and dry cleaning plants, storage areas, cabinet and furniture manufacturing, glass studios and electronic assembly, bakeries, rock shop manufacturing, wholesale sales distributors, moving van companies, and neighborhood commercial uses. Incidental and compatible uses may be permitted when found by the Housing and Redevelopment Commission not to be incom- patible with the above. Design The Design Review Board shall be looking at methods of controlling circulation among competing uses of this sub-area Of major concern in controlling circulation will be accommoda -26- 0 0 turning movements of vehicles trlith adequate safety and convenience provisions maintainted for the pedestrian. Sub-Area 5 Traditionally this sub-area (Exhibit B) functioned as the major north/south thoroughfare for the downtown area and is generally known as old Highway 101. The existing character of this sub-area is one which is related to tourist, highway commercial activities, and local heritage. Goal This sub-area is.envisioned as serving as the major tourist/ tourist commercial related center for the Redevelopment Proje Area e Land Use The following land uses are permitted witlin the sub-area 5. Residential Unless otherwise stated in the specific sub-area density allocations may be increased beyond those ranges currently provided in the general plan (Section V. 5.1) if the Housing and Redevelopment Commission finds that such an increase is consistent with the goals and objectives of the Redevelopment Plan. Commercial Travel service areas, bonafide restaurants, convention centei theatres, novelty shops, souvenier and gift shops, florists, parking lots. Incidental and compatible uses may be permittc when found by the Housing and Redevelopment Commission not tc be incompatible with the above. - -27- 0 0 , , Design The design concept in this sub-area is to coordinate tourist, recreational and commercial activities of the beach area with the Village Centre. Special attention in this area should be given to streetscaping along Carlsbad Boulevard; specifically, at the intersections of Carlsbad Boulevard and Grand Avenue and Elm Avenue. amenities such as viewpoints, gateways, and preserving local landmarks that are, or will be established with any developme1 (Prior to the adoption of a local coastal program, all development plans within this subarea will require approval by the San Diego Coast Regional Commission). Special Treatment Area: Carlsbad Boulevard The Carlsbad Boulevard is considered as a special treatment area in that the Housing and Redevelopment Commission is look for heavy streetscaping and open space amenities along Carlsb Boulevard. Other areas along Carlsbad Boulevard that will require special attention are the intersections at Carlsbad Boulevard and Grand Avenue, Carlsbad Boulevard and Elm Avenue and Carlsbad Boulevard and Beach Avenue. The establishment of a public and private partnership in the development of the three aforementioned intersections is a possible alterna to providing additional streetscaping amenities. Sub-Area 6 Sub-area 6 (Exhibit B) has functioned primarily as a residen community. The Design Review Board will be concerned wit -28- a 0 Goal It is expected that this sub-area will retain its existing residential character and better coordinate itself with the entire Village Project Area. Land Use ' The following land uses are permitted within this sub-area. Residential Unless otherwise stated in the specific sub-area, density allocations may be increased beyond those ranges currently provided in the,General Plan (Section V.J.l.), if the Housin and Redevelopment Commission finds that such an increase is consistent with the Goals and Objectives of the Redevelopmen Plan. Incidental and compatible use may be pernitted when found, by the Housing and Redevelopment Commission not to be incomx tible with the above uses. Design The urban design of this sub-area should preserve and/or enhance existing beach access points. (Prior to the approva of a local coastal program, all development plans within thi sub-area will require approval by the San Diego Coast Regior Commi s s ion. ) Sub-Area 7 Traditionally, this sub-area (Exhibit B) has accommodated residential and commercial development to occur simultaneou: -29- 0 0 L. Goal This sub-area is intended to permit and encourage mixed uses among residential and service commercia/office uses. Land Use The following land uses are permitted in this sub-area: Residential Unless otherwise stated in the specific sub-area, density allocations may be increased beyond those ranges currently pr vided in the General Plan (Section V*J.l.), if the Housing and Redevelopment Commission finds that such an increase is consistent with the Goals and Objectives of the Redevelopment Plan. Commercial/Office Professional offices, law, architectural and engineering, accountants, medical offices without labs, artisan shops and other shops that offer specialty items, bonafide restaurants: travel agencies, and other incidental and compatible uses ma) be permitted when found, by the Housing and Redevelopment Commission not to be incompatible with the above. Design The Project Review Board will be concerned with the design integration of residential with commercial development. is foreseen that second story residential over commercial specialty shops within this sub-area will be advantageous to the entire development. Further consideration will be given - It -30- a 4b 20 the developer providing additional open space amenities such as landscaping, promonades, arcades, and the like, along with integrating off-street parking into its development in s a manner that it does not detract from the overall concept of the Village Redevelopment Area. Sub-Area 8 The existing character of this sub-area (Exhibit B) is resi dential surrounded by a buffer of officelprofessional uses. Goal The area is envisioned as maintaining its existing character of maximizing the office and professional buffer zone around the sub-area. Land Uses The following lanc! uses are permitted within the sub-area. Residential Unless otherwise stated in the specific sub-area, density allocations may be increased beyond those ranges currently provided in the General Plan (Section V.J.l.) if the Housing and Redevelopment Commission finds that such an increase is consistent with the Goals and Objectives of the Redevelopmer Plan. Office/Professional To include, but not limited to law office, architectural offices, medical office without labs, contractors offices. (no storage) Incidental and compatible uses may be permitted when found - -31- e 0 I by the Housing and Redevelopmen; Commission not to be incompatible with the above. Design The residentially developed projects will be designed in accordance with existing zoning ordinance along with addi- tional requirements under the general Village Design Manual. The office/professional buffer zone to be located along Roosevelt and north of Grand shall be developed in such a way as to provide additional landscaping if other means necessary to screen the res'identially zoned uses from the office/ professional use. XIII. CONCLUSION The Village Design Manual is a plan for comprehensive improve ment of the physical environment of spacibl relationships of Carlsbad Village Project Area. It was formulated for the purpose of implementing a redevelopment plan for the subject area. Since the goals and objectives of the Redevelopment -Plan will not be reached and achieved for several years, the manual as welP.as the plan, must be kept current and responsi to changes and conditions. The Redevelopment Plan incorporat the Village Design Manual by reference. The Redevelopment P1 also provides for the Design Manual's orderly administration and amendment by the Housing and Redevelopment Commission, an its effectuation by the Design Review Board. -32- APPENDIX "A" 0 GLO S S ARY 1 Activity Centers The major land uses and traffic generators of an area or region. Civic Center, colleges, universities, major medical complexes, regional and community shopping centers, industrial parks, airport2 large recreational areas, and central business districts are examples of activity centers, paths of communication and transport usually determine the form of u.rban areas. Amenity Amenity originally meant "pleasantness, '' but has been expanded to include "convenience. I' British town Planners have so overworked this excellent word that in England it is virtually synonymous wit However, for the purposes of th . Design Manual, amenity is confined to "pleasantness" and "convenie These centers and their connecting good town and country planning." (1 Arcade A covered pedestrian walkway. Net Building Site That portion of the lot less setbacks, parking requirements, land- scaping, easements and other dedications. - Cosmetics Aesthetic quality is a basic consideration upon which all good ci regional, community or site plans are partially founded. Where appearance or aesthetic quality is applied to a design as an afterthought or on'post-design basis, it is derisively called "cosmetics. It Enclosure In comn,mity-design parlance, an enclosure is a confined or substantially-confined, urban open space. It may be private, public, or quasi-public. An enclosure is primarily a pedestrian precinct. An enclosure may take the form of a small park, plaza, mall, squa circus, atrium, courtyard, or close. If covered by a skylight, a enclosure is often called a gallery, arcade, or garden court. Enclosures provide an essential contrast to the buildings on thei periphery, and are a source of relief from urban stresses. beneficial impact of enclosures upon the urban scene cannot be ox stated. The -33- 0 e ' Flooring * The surface treatment of the paths, walks, stairways, streets, a closures of the city. Grade The lowest point of elevation of the finished surface of the gro paving or sidewalk within the area between the building and the property line, or, when the property line is more than five feet from the building, between the building and a line five feet frc the building. Grades constructed for the purpose of increasing be considered as meeting this definition. Kitsch, Sleaziness, Tawdriness Each of these terms denotes poor taste. While kitsch primarily means poor art, it also covers the misapplication of the princi] of design, and the misuse of materials. service station with astroturf, and the permanent installation ( a lawn mower thereon is kitsch. . Sleaziness means cheap, and inplies inferior materials, craftsm: ship, and/or design. Much of the urban scene which is kitsch is also sleazy. Tawdriness is defined as cheap and gaudy. Man: of California's early commercial strips, with their garish sign! plastic-animal roof adornments, and flashing pylons, achieved kitsch, sleaziness, and tawdriness simultaneously. Lot the average height of the grade adjacent to a building shall no1 The landscaping of a - I A parcel legally created by the subdivision map and recorded, o parcel legally created by record of survey or split lot applica on file with the Planning Department. A lot shall have frontag on a dedicated public street as approved by the Housing and Redevelopment Commission. Lot area, net That lot area identified and correctly described by the County Assessor's Office as a parcel and reduced by any amounts of land required by the city for dedication as a street or other such public right-of-way. Nonconforming building , A building, or portion thereof, which was lawfully erected or altered and maintained, but which, because of the application of this title to it, no longer conforms to the use, height or area regulations of the zone in which it is loaded. -34- e 0 Sonconforming use A rzse existing and authorized by virtue of its existence when the xestrictions of this title became applicable and continuing to ..exist since that time. Order The regular and harmonious arrangement of the natural and man-made environments. The antonym of order, as used by professional plannc is confusion. Picturesque information/ The Sitte Concept Picturesque informality is a city-planning concept which is founde( upon the organizating principles of irregularity, asymmetry, and enclosure. Its models are the casually-planned, pre-industrial to1 of Europe. Scale This term generally denotes relative size. Architects and planner strive to develop designs under which their proposed structures an land uses are harmonious and proportionately consonant with adj ace structures and land uses. When this state of harmony and consonan is reached, it is said that the proposed project is in "scale". Serial Vision The traveler's view of the city. The term is especially applicabl to the episodic vision of a pedestrian on tour of an urban core. His eyes tend to focus upon ever-changing, self-contained views during the course of his walk. Story That portion of a building included between the surface of any flc and the surface of the floor next above'it, then the space betweei such floor and the ceiling next above it shall be considered a st( A basement shall not be considered as a story when computing the height of a building. Street furniture Street furniture generally describes the freestanding items in a scene, such as trash receptacles, street standards, signs, kiosks planters, benches, water hydrants, fire hydrants, sculpture, cloc towers, traffic-control boxes, etc. Street furniture, especially core areas, tend to register a significant impact upon the townsc and therefore should not be selected or sited on a piecemeal, ad basis. -35- 0 ~~r,ucturai aiteratio Any*change in the supporting members of a building such as foundati beni'ng walls, columns, beams, floor or roof joists, girders or raf Dr changes in roof or exterior lines, -.. Terminal features Natural or man-made forms upon which views terminate. For centurie city planners and builders have added definition to townscapes by the employment of terminal features. Mountains, forests, fountains statues, major buildings, and triumphal arches are examples of terminal features. Texture A favorite tern! of land planners, landscape architects, and architel It can be defined as the identifying quality or character of the structure of an urban or rural area. City planners primarily regarc "texture" as an expression of density, and prefer the use of the tei "s tructure" to both "texture" and "fabric", Towne s s A unique feeling spawned by an emotional relationship between denize and their city. This feeling is founded upon a sense of belonging. Wnen the denizens feel that they belong to their city, and that thej belongs to them, a state of towness exists. A city without towness is similar to a nation without patriotism. The feeling of towness is prerequisite to order, amenity, and sound city planning, and must be actively promoted by city officials. Townscape The art of arranging three-dimensional urban spatial relationships. It is concerned with the structure, form, and appearance of communit I . me term, for practical purposes, is synonymous with "urban design" and the original plastic art of "city planning. I1 Urban Core The heart of the city. intensity, urban activity, and property values are the highest. In the United States, the core is often called ''downtown," and is accepted as the embodiment of the "image" of the city. cases, the core is the original city - the matrix from which the newer communities were established. It is traditionally the place where building In most Urbanity Urbanity is derived from "urbane," and not urban. It denotes polish suavity, grace and sophistication. These attributes characterize thc townscape and land-use patterns of the imperial cities of Europe, Asj and the older parts of the Western Hemisphere. -36- 0 0 \i Many architects , urban designers , sociologists and unfortunate1 city planners, identif-y urbanity with high-residential density and high-building intensity. The casual chain between density intensity and urbanity, however, is quite vague and conjectural Viscosity Viscosity - internal impedence to flow or movement - is createc on the urban scene by people engaged in passive recreation and pursuits, sidewalk diners, window shoppers, strollers, curbsidc analysts, and benchers. Viscosity is promoted by good townscal and its constituent enclosures, street furniture, landscaping, and art objects. I -37- 0 0 C t * APPENDIX 'B SIGNS Advertising Structure _- A structure of any kind or character, including statuary, erected or maintained for outdoor advertising purposes, on which any poster, bill, printing, painting, or other advertisern( identification, or directions of any kind may be placed, includ statuary which implies a message in itself. Animated Sign A sign with action, motion, or moving parts, including wind actuated devices and signs which revolve. Flags, banners, bunting, streamers, pennants and other similar devices A class of advertising displays suspended from poles, wires, cables, etc., intended to attract attention and characterized by cloth, plastic or other similar nonrigid materials, but for the purpose of this title specifically excluding the Mited States or California state flags. I Flashing sign A sign with lights that flash on and off, or which change in intensity or with color changes requiring electrical energy, electronic or manufactured sources of supply. Tnis definition does not include public service signs such as time and temperature units. Pole sign or freestanding sign A separate and detached on-premises sign or advertising structure, which receives its support from one or more poles, columns, uprights, braces, pillars or similar devices. Sign s Any thing or visual appearance primarily used for, or having the effect of, attracting attention from the streets, sidewall or other outside public areas for identification or advertisi.1 purposes. -ZQ- a- 0 a ab' * c Sign face area The entire area including the background area of such sign as viewed from one direction at one time, but not including features interided exclusively for support. Each sign face shall be computed separately in calculating the total square footage for a sign which has more than one sign face. Sign overhanging public right-of-way Any sign, any part of which projects over the public right- of-way as measured vertically from the right-of-way line I Temporary sign A sign not permanently fixed in location, or any sign not a structure requirjng a building permit. Window sign A sign illuminated or otherwise painted or installed on either side of a window, including signs when less than three feet behind a window and facing public view. -39'- 0 0 i a$ ' *, + e APPENDIX "C" J. Special Treatment Area Guidelines * 1. area. and downtown merchants and residents and should be directed at revitalizing the entire "Inner City" area. Until this plan is completed, any proposed use that would be inconsistent with the uses designated on the Land Use Plan should be discouraged. development plan, density allocations as shown on the Land Use Plan for the "Inner City" and surrounding areas may be increased if the city finds that such an increase is consistent with the goals and objectives of the Land Use Element and with an approved Specific Plan for the "Inner City". A Specific Plan should be prepared for the downtown This plan should be a joint effort of the City Upon approval of a site * General Plan City of Carlsbad, Section V. Land Use. > -40- - *..- - - CARLSIBAD' VILLAGE AREA BOUNDARY MAP /I I/ ,. , i ,I ij :! ;I I) I 8 I I j 2 ii !I !! I! i! I! !I !i CARLSBAD VILLAGE CENTER 1 SUBAREA MAP f EXHIBIT B -42- .. $ .- *. 6 4 MEMORANDUM fb e DATE: Kay 23, 1980 TZ: City Coutxil FhOM : Housing and Redevelopment Staff SUBJ : VILLAGE STKEETSCAPE PLAY ; Attached for your information is a copy of the Vi 11 age Ssreetscape PI an. Council Action: 5-27-80 Council accepted the Streetscape Study with the recommendation that the Parking District be included in Phase I as opposed to Phase 111, and with the understanding that the plans for Grand Avenue not be finalized until a further study is completed with regard to traffic which could Counci 1 authorized final payment to the consultant. occur in the area at buildout. , s 9 - 0 0 f n ; c-n DCU PO 53 go, :z 2- $7 g Q :g 5s 80 :$ $$ z4 c$ lo $n =o 25 2 8g w 1 < At- 2- *’ z d 0 0 : -.-- ----_ ", ; Hi :! 18 s' av ;z :X 25 qm rt$ $;E 5!h> "8 2g 'P sEz :; ui 0: =s si -g Y g: ZP j;.: oww % ID< t: E -Iwn uJ 2 z5 8 22 63 'I e 0 - -c - m=T%Fz? p ~.~~~~~~z?~$ no- 004 x-a I",r3$0Z;"'cJ 7 - - oJlmsm ~~!$~~g 3 - m-.cula_ a JJ7J gSSS"22 e irz'",$3m, 'c3 m~$Qm13=-0~ om7 E" IC pI 7 a Qz,J'!g 0 m k'lQ a 2mmz$YcNJ3Q 52: ;25z%; s ",g:s 0; DOocpov, -0 p-a-: cz zc cT7gc 9, g+g4 c! !at,=?-rn -. znzo-- -00 $m,&V 2 sp_;;i'z J m-(i.3-,0*a5f Ocn.a;l.$~ -+I- 2 "_s,j 0 29?$3c13q!2m- 7i'D OmsEssZ C 0 ?La br "P"gpE 8 $Zm$ ;: u:Q - QpEe 2 a a ;30 o 2;!5 2 ZQ338E2 * Q3u-30 pa.'$; 7J-J7:.?z5gm; ?$a- ;p;20; 5. 0 -.3,;2 - 3 ptiiYz_ $$%~QQO 2 3 320 Two ZQ 2.q ln 2 ! ; PO 3 50 7=- 53J?.2 Y mc$ ;; 7 m .x;p:$ s s !i 2s 2 on, 5; 52J$zs -lo m 0' m a - 7-0 2;g4, * c) 7 ,wY % -m z : 5 5- m a m mz,a 7220 * 7ip.:;:g22 fn o gnx3j$q 5zomm 7 3 a m -25. -2g ;.',;E 707am acln~;;g$?g~ :E;T 70 rnJkfJf JY ,%zFc =.?no- ."FiyFa OE? 3 I j.'0'0-m m cpUIc!? !!om J -a mzu- L ;4$2,<_ z:z.;;gQ(DqE* - ;0,40u-- . -0aQm -E y <-g=syL - "-04 %;;'a a,o 7 3 -3" =m=,z;; -50 om %z 3F5 2:;" zq &n D4Olz E'Q (D 27 0 Egm m QI5:s: mo --7 :;"rn-g 12 3 -g n 30 <, 2;;p 5gz P 2 f 0 EC3 2 alu fizz-. m<, a: -oc3z$S 00 $kg0 05 g3 qz7(Dmg 4255: :$- m =% ""la" 91n m (32 2Kmp'=3Jmm 2 J m J J 5". $ i i zgy o-.37=33 5 Ez --'",;-.a a a%? at (nQ3 z!3l~~.0zr zg5EQ3$ ;: $a=~Cln03Cn -go.- "G%g (D 3; z-0 - :~p;$~p-2szgE. 0.43 Ju-2 aaa&a J ~3y =. !: 0 -;a a_m; !:%:;!$!LG:;Q; rgz7 n < g a Q-.T;-~; 22 2:?!3p$zz5$ 2; $0 2; !?; mza (D ( $0 ;q'-5JYy u= my o;fp;;0YmS- 3E4 a k"mW 3 G; ?2$5:2% %Dp' =570* -:--e ;a! 2G.o ,3~ -=o a m;P3 mn E(D JE=OR7- mc 503 mu fngi$g%E!gBo; Q QO gz2 mq2 ;,lnQ yaP'-gaiL5J -77m(D$~%zl -=-== x 5% z~ c$zq%5slnQ7 07 wln07: $ 37J DL- %Ed$ :%$To 22- ?:2 !pqoY amm mln mom ln; ';425u E7;P lnys ln mj-anx,- m5mQ 55 a '2'Qm-'Z<_% r2g $$.-2t& "%(DE OnVIPlV(p y(D ?+zt;Qm (DO zr--U) 'Le 5% 00'0 ma;,- *.$:LOjcp, -* I: 7u :!$ $? a"3-=-! =2. ;aE536k=" 2m,10 msa? 2 Tq if? %; 7 5 z:d :$"Q.Q 07 E,- -30 PJ, a3 =m.- ,<o-o 5: BI~~~~P~ am a2l 0 Q om 2 =fim -0 2-3 < 9 - 3 2 m 52 0>2$ 2 - az2 <Q$?>, z? mQ,-~=ncp--, J L-5 ii:."y5g -P ; ;a $72 syg I ;=2 o-gcuc(D:? 4 $- Em p$=zg;z3 "Xzc m 3g&2pd4z,1.2 2-Q a $am%m 50 2$ "&E5 =SQ ::i zsJ 2% m am -3 Y".:7Jg zsz%Qz n 2 097 $2; yQ'zOz -- gc2.5 5-0,;5 my ;Ka;iso ;"x? 3 ma30za Is - 3q-7ms2.g0- JnL"m 7:m zg i4.5 -2: 3 , g 0 sa& p ; - - a 0 0 -. 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'OO~SOO : 2 3 g?!,;;; ; P',=;.zs ;!q1h=m "5722~ :.5s:;t 5;q-Qz z ?;E ,a,-$- 0- 2 3, -;am $ mEF;m -J ?E2 v) ;a~~301n~amm azs au>sg 014r, Y m cn ;:-E lnu- ;; -c)QO@Q Qm$dPm mm- Eln i-ln gE CD TI J7 ma 5? Iul-"cZ I) ~~fl~on~=~~fi ; m Pt PC ul_YI?.m - ra> 3 5' -7 s J1"57 mqsO * E-7 7 2 3 N-30. 7 m 00 m ,ln m -. 07 ~QOWD~Q SOmE 5 m m Q$ T$ a a z. p,Y Iy~~U~2 =J;pI S a-3s 03 m 0 CD lo-' 2 m % mIm J ma *--h 5OSOZ%f 22: O.? 0,7 OI: 0 CQ - G, a I! "0 3UJ 0 m = Dm"7n m $; i": EJ %E 0 aa 7-5. sJ 0- ;J* J 3 0-m gPTO$Q lnmo I: a 0-0 -x70_,- p z 5 G23 53 JO3Z3m m2m2scR a 5 3 m m m 3 m Q PI ln Q $o,I?."o - m 3 - JZ - 5 ;aT 3 0%: - # df d A 8E"" L, / *, -- c-- e' a ' i Lt i ?\ y + February i!, ~981-p 'Mayor Packara 3965 Monroe Carisbacl, California 92CO8 Dear EcrLorabl? Nayor: One of the major problerns confrorting thc rcdevelqpment of the downtown area of Carlsbad is the f'u! flllmc?nt of the parking requirement of' the Zonir3g Ordinmc~:. Thhe only practic2l s:)lution to tg? situation Is t, Tormation of a downtown payking district wibh a coopex'ntive combination of private and public effort. We would propose a nucleus of thz west side of State Street between Llm and Grand Avenues to get the matter solidified. On the attached map, the boundaries are d~tlined in dotted fashion with the owner contribution crosshatched D The majority of the privately portion of this area Is in total agreement with this conccpt 9 as <Arc- the rcerchants occupying the premises. Tk:s js a solid start"lng effort to get the downtcwn area redevelopment stfircec3. throuqh a cooperative erfortv of private ani: pub i G i:,v,)Ive;lents. We theref?re soliclt your cooperation anc? reauest technical assistance from the cityvs legal ard flnaricial staff to hell form a downr;own parking dis:,r ict . @ ;%~~~~~w-rd ccipf (r cs, 'J h47 ", .a \ * ai \\ 9 1 ', \ MEMORANDUM I* DATE : January 15, 1980 TO : FROM: SUBJ : Mayor and City Councilmenlbers J. Wayne Dernetz, City Manager "HEARING DRAFT" VILLAGE REDEVELOPMENT F PLAN Attached you will find a copy of a memo from the Housing and Redevelopment Director forwarding copies of the "Hearing Draft" redevelopment plan. memo revises the time table for adoption as submitted on December 4, 1979, by projecting the public hearing date from February 19, 1980, to March 4, 1980. Additionally, the \ , i # 0 I)- MEMORANDUM DATE : January 15, 1980 TO : J. Wayne Dernetz, City Manager FROM: Jack E. Henthorn, Housing & Redevelopment Direc SUB J : ADVANCE COPIES OF HEARING DPSiFT OF REDEVELOPMET\ PLAN \ Attached you will find seven copies of the Hearing Draft of the Village Redevelopment Plan. recommended €or adoption by the Project Area Committee and the Planning Commission. In keeping with our efforts to provide council with advance copies of documents associated with this effort, authorization is sought to distribute the plan as an information item at Council meeting of January 15, 1980. The plan has been Additionally, this opportunity should be taken to advise of a minor change in the processing schedule which was distributed to Council on December 4, 1979. This change is a result of operational difficulties associated with maintaining bases of operation in two locations, As a result, files have been centralized toward the end of ensuring maintenance of the following schedule: February 5- Set public hearing €or March 4, 1980 February 6- Mall notices to public and property February 9- First notice published February 16- Second notice published February 23- Third notice published March 1 - Fourth notice published March 4 - Public Hearing on Plan and Environmental IDgact Report owners This gr-ccess. znrieipates a minimum of one work shop during Febr-La zy . - ::::-2 <a.raf ;" -rp\7:3...7e >.ilk pla t ->h<>xlL :,p -- -^- ~ .- ?,TY-PT q ~.rc~m- lhir -4-Ju-i L.!-LU-- LLlLJ Ti? ,-. f7-r”, I_r L 6- / L-4.L e e /L-/+/z.; d (L C. C e e CARLSBAD VILLAGE AREA REDEVELOPFENT PLAN FINAL DISCUSSION DRAFT August, 1979 L W e CARLSBAD VILLAGE AREA REDEVELOPMENT PLAN CONTENTS PART PAGE ............ i I 3 5 8 14 LEGAL DESCRIPTION ................. I. PREFACE 11. INTRODUCTION 111. DEFINITIONS & DESCRIPTION IV. PERNITTED USES & CONTROLS V. PROPOSED REDEVELOPMENT AGENCY ACTIONS . . .............. ........ ........ VI. METHODS OF FINANCING .......... 21 VII. PROPOSED CITY ACTIONS .......... 26 27 VI11 * PLAN ADMINISTRATION .......... ,e m TYPD : xx co~p .TJ- LEGAL DESCRIPTI All those portions of the City of Carlsbad, County of San Diego, State of California described as follows : BEGINNING at the most Westerly corner of Lot 58 of Granville Park xo. 2, according to Map thereof No. 2037 filed in the office of the County Recorder of San Diego County, June 18, 1927; thence along the krthwesterly, R'ortherl and ~ortheastlerly line of said Hap 2037 to the m9st Easterly corner of Lot 1 of said Map 2037; thence leaving the boundary of said Lot 133, Easterly to t most Westerly corner of Lot 174 of said Map 2037; thence continuing Easterl) along the Southerly line of said Lot 174, 20.00 feet more ox less, to the Easterly line of the State Highway (Carlsbad Boulevard) as granted to the St of California in bok 266, page 240 of Official Records; thence Northeaster] along the Easterly line of said State Highway and along the Easterly line a' the State Highway (Carlsbad Boulevard) as granted to the State of Californi in deed recorded in Book 316, page 309, of Official Records to the most Nor westerly corner of land described in deed to YLVlhan Furniture Co., a Cali- fornia corporation, recorded January 3, 1975 as File No. 75-001664, being a a point of intersection between the Easterly line of said State Highway and the Southwesterly line of State Street, 60.00 feet wide, as shown on the re of the County Assessor of said San Diego County; thence Northeasterly, radi from said Southwesterly line of State Street to a point on the Xortheasterl line of said State Street, being also a point in the boundary of land descr No. 74-223647; thence Southeasterly along the Northeasterly line of said St Street to a point in the Northerly line of Lot 19 of Seaside knds, accordi to Pap thereof No. 1722, filed in the Office of the bunty kcorder of San Diego County, July 28, 1921, thence Eascerly along said Northerly line to t Northeast corner of said Lot 19, being also a point in the Easterly line of land described in deed to R. R. APobinson, et ux, recorded July 6, 1972 as F No. 174347; thence along the Westerly boundary of said bbinson!s land Nort O"03' East to the Northwest corner thereof; thence South 89O50' East along the Northerly line of said Robinson's land and its Easterly prolongation tc the most Westerly corner of bt 1 of Buena Vista Gardens, according to Map thereof No. 2492, filed in the office of the County Recorder of San Diego bunty, August 4, 1948, thence along the boundary of said Lot 1, South 56": East, 89.97 feet and Suuth 77"39' East to a line drawn parallel with and 9C feet Westerly of the West line of a 40.00 foot easement for private road as shown on said map 2492; thence Southerly along said parallel line and its Soucherfy prolongation to a point on the Southerly line of Laguna Drive as snown on Map of Seaside Lands No. 1722, being also a point in the Northerlj line of ht 20 of said Seaside Lands; thence South 89"50' East alorig theSol Seaside Lands; thence continuing South 69°50' East along the Scatherly lint of said Laguna Drive to a point on the Nortneasterly line of Fmrth Street (Jefferson Streef) as shown on Map of Carlsbad Lands, Map 1661; filed in tk office of the County Recorder of San Diego County Yarch 1, 1915; thence So1 6 Swtheasterly alongsaidNortneasterly line to the most Westerly corner o Scnelland Sites Addition to Carisbad, according to Yip thereof Eo. 2145, € in tne office or' the Couzty Recorder of San Diego County, February 20, 192 thence continuiq Sautheasterly along said Ezscerly line 02 Fourth Streer the Oiost Westerly cormr of ht 2.L of said Yip 211;5; thence Ngrtneasterly the mast liorr,nerly corner of said Lot 14; thence Southeasterly t:, the most iJestErly carner of Lot 20 of said Yip 2145; thence Xorthezsterly to the mo Paze i F in Parcel 7 in deed to the State of California recorded August 19, 1974 as erly line of said Laguna Drive to the most Easterly corner of Lot 46 of sal .- w 0 Northerly corner of Lot 26 of said Flap 2145; thence Southeasterly to the most Easterly corner of said kt 26; thence Xortheasterly to the most Southerly corner of Lot 27 of said Pip 2145; thence Kortheasterly to the most Easterly corner of Lot 31 of said Map 2145, thence Northwesterly to the Hortheast Westerly boundary of land described in deed to W. Joseph Parisi, et ux, recorded November 10, 1969 as File No. 205432; thence Kortherly along said Westerly boundary and its Northerly prolongation, 330 feet to the Eorzherly line of Tract ll? of said Carlsbad Lands, according to Yap thereof No. 1661 thence Easterly along said Kortherly line to an intersection with the South- westerly line of California State Eighway XI - SD - 2B; thence Southeasterl: along said Southwesterly line of the State Highway to the aost Easterly cor1 of Parcel 1 of Parcel Map 1311 filed in the office of the bunty Recorder of Sari Diego Gunty, February 16, 1973, being a portion of said Tract 117; thence along the Southeasterly boundary of said Parcel 1 South 48’22‘27” Eas 26.59 feet to an angle point in said Southeasterly boundary of said Parcel 1 thence continuiilg Southeasterly along said Southwesterly line of the Stste Highway to the Northeast corner of land described in deed to the State of California recorded February 16, 1968, as File Eo. 27350; thence afong the intersection with the East line of land described in deed to Vera Aguilar Soto, an unmarried woman, recorded 3une 3, 1968 as File No. 92031; thence Eorthwesterly along said East line 10.00 feet to ii point in the Northerly line of that portion of Oak Avenue as vacated and closed to public use; thence Southwesterly along said Northerly line to a point in the Westerly line of land described in Parcel II of Judgement of Final Distribution on Waiver of Accou-nting in the Estate of Darrell Alexander Welch, also known as Darrell A. ‘rielch, deceased, Superior Gourt: Gse No. PN 1232, a copy of which was recorded Hay 5, 1975 as Fiie No. 75-105699; thence Souchwesterly i: a straight line to the most Northerly corner of Lot IT in Block 58 of Town of Carlsbad, according to Vkq thereof No. 775, filed in the Office of tne County Recorder of San Diego Gaunry, February i5, 1895; thence along the Xorthxesterly line of said Lot 17 and its Southwesterly prolongation, to the most Westerly cgrner of Lot 17 in Block 40 of said Nzp 775; thence Southeastzrly along the Soutiwesterly line of said Lot 17 Block 40, acd its Sutheasterly prolongation to the nost Westerly corner of Lot 17 in Block 42 of said ?lap 775; thence Southwesterly along the Southwesterly proiongacio of the Horthwesterly line of said Lot 17, Block 42 to a point of intersectio with the Northeasterly line of Lot 8 of Industrial Tract, according to ?-kip thereof Xo. 1743, filed in the Office of the County Recorder of San Diego County, 3anuary 3, 1923, thence aiocg said Norrheasterly line, Soutneasterly to the most Easterly corner of said Lot 8; thence Southw2sterly along the Soutneasterly line of said Lot 8 and its Southwesterly prolongatior, to its intersection with the Southwesterly line of the Atcheson, Topeka and Santa Fe Railway Kig’nt of Way, thence Nartnwesterly along said Southwesterly line to an intersection with the Northeasterly prolongation of :he Southeast line of Sock 16 ~f T~wn of Carlsbnd, zccordi~g to Yap :;?ereor‘ No. 535, filed in the Office of the County L%corder of San Diego County, Yay 2, 1880, thence Souchwsteriy alcng said Ssutheast line and its Xortheasterly Trolongation tc the mst Souchariy comer of the urrheast half of the Souzheasz half of saic Block 16; thence Northwesterly along the Southwesterly line of ssid brtheas? haif of the Southeast half to the nost Xesterly corner of said iiorzneast half of “Le Sooucheast half or‘ szid Xock 16; ?hence Soutkwssterly aiozg :he Larchwesterly line ~f the Southeast hair’ of said Block 16 to the Sarthvest corner of the kutneast half of said Slock 16; thence Southeasterly along ““pF corner of said Lot 31, being also an angle point in the -- Xorihwesterly line of said State of California Land, Southwesterly to an - ._ 4 Page ii 0 z"r'm : L\J. cow: 4 the Southwest line of said Southeast hhlf of 3lock 16 to the most Southerly corner of said Southeast half; thence Northeasterly along the Southeast line of said Southeast half of Block 16 for an intersection with the Xorthwesterl prolongation of the Kortheasterly line of the Westerly 150.00 feet of Block 17 of said Nap 535; thence Southeasterly along said Northwesterly prolongati and said Northeasterly line to tne most Easterly corner of the Northwesterly 100.00 feet of said Kesterly 150.00 feet of Block 17; thence Swthwesterly along the Southeasterly line of said Northwesterly 100.00 feet and its Soutk westerly prolongation to a poinr in the Southwesterly line of the Northeast 150.00 feet of Block 18 said point being the most Southerly comer of land described in deed to John W. bdgers, et al, recorded July 24, 1975 as File Eo. 75-193415; thence Southeasterly along the Southeasterly prolongation 0. the Southwesterly line of Rodgers' land to an angle point in the Northerly Boundary of Tract 100 of Crlsbad Lands, Yap 1661, being also a point cn th Northwesterly boundary of land described in Parcel 1 in deed to Thelma E. Williams, et al, recorded March 9, 1964 as File No. 43082; thence along the boundary of said Parcel 1 of said Williams deed, Southwesterly 31.50 feet tc the most Westerly corner thereof and Southeasterly 64.00 feet to the mst Easterly corner of Parcel 2 of said \!illiams deed; thence leaving the bound of said Parcel 1 and along the boundary of said Parcel 2, Southwesterly 148 feet to an angle point in the Southerly boundary of Tract 100 of said Map 1 thence Southeasterly along said Southerly boundary of said Tract 100 to its most Southerly corner, thence Soctheasterly in a straight line to the most Northerly corner of Block 20 in said Yap 535; thence South 34"33' East alon the Northeasterly line and the Southeasterly prolongation of the Northezste line of said Block 20, 140.00 feet to the most Northeasterly corner of land described in deed to Ciebis Properties, a partnership, recorded September 1 1977 as File No. 77-371495; thence along the boundary of said Ciebis' land follows: Southeasterly 53.00 feet, more or less, co the mosr Easterly cor1 tnereof; thence South 55"27' Kest, 60.00 feet; thence South 34'33' Eas:, 7. feet; thence Sixth 55"27' West 60.00 to the most Norzherly corner of land described in deed to Ceibis Properties, a partnersnip, recorded September : 1977 as File NO. 77-371497; thence leaving the Ceibis land first above aesc and along the boundary of the Ceibis' land last described above, as follows southeasterly along the Kortheascerly tine thereof, 210.00 feet to the mst Easterly corner thereof; thence South 55"27' West, 128.59 feet to the begir of a tangent 10.00 foot radius curve, concave Wortherly, thence Southweste! Westerly and Northwesterly along said curve through a central angle of 90' arc distance of 15.71 feet; thecce leaving the boundary or' said Ceibis' la1 Northwesterly in 2 straighr line to the most Southerly corner of lznd desc in deed to the State of California recorded August 25, 1967 as File k. 12 thence along the Kesterly boundary of said State of Glifornia land North 30°39'55" West, 301.73 feet to the Norchwestarly corner thereof; thence le che boundary of said State of California facd Northerly in a straight line the most Southerly corner of Tract 94 of Carlsbad Lands, 'Map 1661; thence Northwesterly along the Southwesterly line of said Trzct 9L to the Eost Le scrner of said Tract 94, being also a point in the Scuthwesterly line of B 13 of Town of Cklsbad, Map 535; thence con~inuing Earthwesterly along sai .- Southwesterly line of Block 13 to cht3 most Westerly ccrnei of said Elock 1 thence Nsrthweszerly in a straight ling to the ~~st Sccutherly corner of El 8 of Tom, of Carlsbad, accQrding ;o Yap therwf No. 365, fiied in the ofr'i of the County bccrder af Ear, Diego County, Sbruzry 2, 1887; thence Korth westeriy along the Southwesterly iiw of said Xock 8 to the East Wester?) P Page iii 0 0 -- ““HF corner thereof; thence continuing Northwest in a straight line to the most Southerly corner of Block 7, Nap 535; thence Northwesterly along the South- west line of Block 7 to the most Westerly corner thereof; thence continuing Korthwesterly in a straight line to the most Southerly earner of Lot 85 of Granville Park No.2, according to Fiap thereof k. 2037 filed in the office of the County Recorder of San Diego Count:., June 18, 1927; thence continuing Korthwesterly along the Southwesterly lines of Lots S4, 83, 82, 81, 80, 79, 78, 77, 76, 75 and 74 to a point in the Southwesterly line of said Lot 74 being the Southwesterly termicus of a line in the Northwesterly boundary of said Lot 74 with a distance of 70.21 feet; thence leaving the boundary of said Lot 34, continuing Northwesterly in a straight line to the most Souther corner of Lot 69 of said Flap 2037; thence continuing Korthwesteriy alms the Southwesterly lines of Lots 69, 68, 67, 66, that portion of La Cresta Avenue adjoining Lots 66 and 61, Lot 61, 60, 59 and 53 to the Point of Beginning. DR:DLS 12/28/ 78 MI 5 c NOTE: This legal descripcion is for the purpose of idenrifying the boundaries of the tkdevelopnent Project Area of the Ciry of Carlsbad. other purposes without benefit or’ a complete title search. This description should not be relied upon for any Page iiii PART I: PREFAcm e "Incentive to business development is lacking but even if i existed the physical capacity to accommodate business is lacking This same lack of incentive decreases the inclination of the individual property owners or enterprises to modernize. As a co quence the process of deterioration sets in until community find a commercial slum developing in its very midst." P, 25 Community Development Plan - A Report on the Elements of by Gordon Whitnall and Associates, 1957 A Master Plan - Carlsbad, California, The above quotation is a concise depiction of the situation found in much of the existing commercial develc ment within the Carlsbad village area. Without concerted activi the City - and the business community, outdated sites, incapable c convenient and efficient service will continue to foster the process, commonly called blight. Carlsbad is not the only city in the county faced with a declining commerical core. The inevitable deterioration of esta lished commercial areas is well documented in cities throughout county, state and nation. Equally well documented is the fact t this deterioration cannot be overcome without joint public-priva commitment. Private investments in store fronts and dollar day sales techniques have met with as little success as public parki and public mall construction. Examples of the failure of these types of approaches abound. Strengthening of the residential fabric of the inner city should accompany the revitalization of the commercial core. Hi$ levels of incentive can be created for commercial redevelopment as a result of the availability of close in concentration of puu chasing powers. This commercial residential interplay is essent to ensure healthy, dynamic inter-city area. -1- w w Redevelopment plans historically have taught us that government a1 cannot solve the problems of declining inner-city areas. The key to success is a "partnership" concept wherein private reinvest nent can be meshed with public expenditure, in short the public and private sectors must cooperate for the purpose of leveraging their individual efforts. This plan is an effort to begin a true partnership concept, bringi the public and private sectors together so that the goal of creating a liveable urban environment can become a reality. - 2- 6 0 0 PART I1 : INTRODUCTION 11-A. Format and Preparation The redevelopment plan for the Village Area of the City of Carlsbad consists of Part 1: Plan text, and Part 2: Appendices. The redevelopment plan has been prepared by the Carlsbad Redevelopment Agency, pursuant to the Community Redevelopment Law of the State of California, the Bylaws of the Redevelopment Agency and all applicable local ordinances and State statutes. 11-B. Project Goal The overall goal of the Village Area Redevelopment Project is to create a pleasant, attractive, accessable environment for living, shopping, recreation, civic, cultural and service functions through the elimination of blighting in- f luences and through restoration and new, private/public development forms which preserve and enhance the existing character of the Village Area and surrounding community. 11-c. The Objectives of the Plan 11-C-1. Eliminate blight and blighting influences that present exist in the project area. 11-c-2. Encourage of a variety of residential accommodation and amenity in the Village Area so as to increase the advantage of close-in living and convenient core shopping, toward the end of encouraging a diversity of age, income and ethnic characteristics. 11-C-3. Restrict the highest residential density to areas in or near the Village Center. 11-C-4. Introduce programs to revitalize all areas which are deteriorating or have high potential to become deteriorated -3- w w II-C-5. Provide an organized system of commercial land uses to be grouped in a village setting, rather than a strip or sprawled commercial manner. Such uses should include administrative and professional offices, retail outlets, and public offices. II-C-6. Provide, within the village core area, a variety of spaces and locations for specialty, unique, and attractive shops with strong pedestrian orientation. and spaces should be interconnected with attractive pedestrian belts incorporating landscaping and/or unique texture. Locations II-C-7. Provide a variety of commercial, tourism, and recreation activity, especially close to the beach, in conjunction with special entertainment facilities, restaurants and other uses which will foster a village concept and not detrimentally impact residential usage. II-C-8. Provide for pedestrian and bicycle access to the develop] clusters and open areas. II-C-9. Provide for visual amenity through such means as landscaped court yards, attractive and harmonious architectural forms and vest pocket parks. II-C-10. Arrest decay and decline throughout the project area through restoration and rehabilitation of structures. II-C-11. Guide development to preserve asthetic and cultural quality. 114-12. Stimulate and attract private investment. II-C-13. Provide a convenient circulation system with an emphasis upon ease of access and convenient, safe and attractive off-street parking areas. -4- 8/79 0 0 11-C-14. Accommodate existing and future local and regional public transit facilities. 11-C-15. Establish the Village center area as the North county's focus for specialty goods and services. 11-C-16. Establish design control in keeping with the desired village atmosphere. PART 111: GENERAL DEFINITIONS As used in this plan the following words shall mean: "Agency" - the Carlsbad Redevelopment Agency, duly constituted by action of the City Council of the City of Carlsbad under the provisions of Health and Safety Code of the State of California. "City" "City Council" "Committee" The city of Carlsbad, California. City council of the City of Carlsbad, California. Carlsbad Village Project Area Committee as mandated by the Redevelopment Law to advise the Agency prior to plan adoption and during the implementation stages of the project. "Design Review Board" A review board consisting of highly qualified persons with an interest in the field of urban design and a member from the city staff shall be appointed t advise associated committees and the Agency. The board will evaluate development proposals as they relate to the Villaqc Improvement Manual and intent of this plan. " Inner-City" The historic Carlsbad town site. The inner-city includes the area bounded by Buena Vista Lagoon, 1-5, Pacif. Ocean, and Tamarack Avenue. The Village Area Redevelopment Project area is a part of this inner-city area. -5- 6/79 "New Construction" W For the purposes of this plan e "New Constructi shall mean erection of a structure on a site where a structu has been removed or no previous structure was in existence. In addition, any addition, alteration, or repair which occur within any 12 month period and exceeds 50 percent of the value of an existing building or structure shall be deemed to be new construction. All other additions, alterations an! repairs shall comply with applicable sections of the Uniform Building Code. "Planning Commissionn "Plan" "Project Area" The City of Carlsbad's Planning Commission The Village Area Redevelopment Project Plan Number One. The Redevelopment Project known as the Village Area Redevelopment Project Area Number One, the boundaries of which are shown on Exhibit A. Whenever and wherever this name appears, it shall mean the same as the Village Area Redevelopment Project, the legal description of this area as previously described herein. "Procedure Manual" A procedures manual is established for the purpose of providing a clear understanding to all parties involved, of the process under which development projects and proposals will be reviewed. "Redevelopment Law" The Community Redevelopment Law of the State of California (California State Health and Safety Code, Sections 33000 et. seq.) "Specific Plan" A precise plan primarily designated to implement the redevelopment plan for the village area of the City of Carlsbad. "State" The State of California. -6- 6/79 e a "Sub-areas" The design manual will address the entire project area by dividing it into smaller areas which lend themselve to more definitive land use parameters than those set forth in the legal redevelopment plan. These areas shall be knon as "sub-areas". "Village Design Manual" The Agency's official statement of desi and land use policy for the project area. It embodies developmental criteria and guidelines which will be used tc attain the goals and objectives noted herein. It addressez such matters as texture, spatial relationships, amenity, asthetic quality landscaping, courtyards, plazas, parking designs, etc. "Zoning Ordinance" A specific plan under which building heights, building bulk and land use are regulated and under which territory is divided into land use districts or zones. Unless otherwise stated the Zoning Ordinance shall mean the zoning maps and regulations of the City of Carlsbad. -7- w w PART IV: PERMITTED USES & CONTROLS IV-A o Planning & Land Use Considerations IV-A-1. The projected patterns of land use and circulation within the project area are shown graphically on Exhibit B, the Village Area land use diagram. IV-A-2. The Agency, upon request, may allow residential development in commercial subareas provided that the proposed residential development is compatible with the surrounding area and does not adversely effect adequate internal residen- tial order and amenity. In addition, no residential usage shall be permitted on the ground floor of any development in an area designated for commercial usage. IV-A-3. All of those areas designated as generally residential on Exhibit B may not include any uses other than residential unless specifically stated within the subarea within which said designation is located or unless special permission has been obtained from the Redevelopment Agency. The Agency shall encourage the development of a wide range of housing types in residential areas of the project and shall endeavor to achieve a mixture of housing for all economic segments of the City of Carlsbad therein. IV-A-4. The Redevelopment Plan shall be regarded as the principl specific plan for the project area and it shall take preceden where it is in conflict with other specific plans, regula- tions and standards. IV-A-5. Streets, alleys and other public rights-of-way may be altered, vacated, narrowed, deckedover, extended or closed where such action is essential to the orderly 6 -8- e e implementation and execution of the plan. If the implementation of the plan requires additional streets, easements or other rights-of-ways they may be acquired by the Agency or the City. IV-A-6. The Agency may authorize the private use of air rights ._ over public rights-of-way. This may take the form of buildings, platforms, decks or other structures. Such air rights may also be used for vehicular and/or pedestrian incirculation, transit public and private utilities or other public improvements. f IV-A-7. The Agency is authorized to permit the establishment and expansion of public or quasi-public uses and facilities such as, but not limited to, parks, recreational facilities libraries, schools, and charitable institutions, within the project area. IV-B . General Controls and Limitations IV-B-1. All real property within the project area is subject t the provisions, controls and requirements of the plan. No real property shall be developed, redeveloped, rehabilitated, or otherwise changed after the date of adoption of the plan, except where such development, redevelopment, rehabilitation or other substantial change conforms with the provisions of the plan and the guidelines embodied in the Village Improvement Manual as applied by the Design Review Board and, ultimately, the Redevelopment Agency. IV-B-2, All new construction shall comply with all applicable standards, statutes and locally adopted buildinc;, -9- electrical, w atinq, ventilation, housin F and public codes except as specified herein. IV-B-3. The Agency shall endeavor to substantially increase the area of public and private open space within the project area. Open space may take the form of parks, vest pocket parks, play areas, plazas, fountains, enclosures, patios, and similar landscaped features. IV-B-4. In areas where appropriate, sufficient open space between buildings and clusters of buildings shall be maintained or created to provide adequate sunlight, ventilation, privacy, fire safety and general livability. IV-B-5. All signs shall conform to the standards set forth in the guidelines of the Village Improvement Manual. IV-B-6. The Agency shall assure adequate parking, including designated storage areas for bicycles motorcycles, and mopeds IV-B-7. The Agency shall require all utility lines and structure to be placed underground, unless it determines that undergrounding with respect to certain lines would be economically or physically inappropriate. IV-B-8. No land use or structure, which by reason of appearance, traffic, smoke, glare, noise, odor or other factors which would be incompatible with the surrounding areas shall be permitted within the project area. IV-B-9. Subsequent to redevelopment, rehabilitation, or developn pursuant to the plan, no parcel in the project area, including any parcel retained by a conforming owner/participa shall be resubdivided without the prior approval of the Agency. -10- 6 a IV-33-10. The Agency is authorized to grant exemptions from the limits, restrictions and controls established by the plan. The Agency must make the following findings for each and every case approved as a condition to its granting of a request for an exemption. a) The application of certain provisions of the .. plan would result in practical difficulties or unnecessary hardships which would make development inconsistent with the general purpose and intent of the plan, or: b) There are exceptional circumstances or conditions unique to the property or the proposed development which do not generally apply to other properties or developments which have the same standards, restrictions and controls, and: c) The granting of an exemption will not be injurious or materially detrimental to the public welfare, other properties or improvements in the groject area, and: d) The granting of an exemption will not contradict the standards established in the Village Improvement Manual, In granting of exemptions the Agency shall impose such conditions as are necessary. IV-B-11. Prior to the Agency's official consideration of a development proposal, the application and all accompanying documents shall be submitted for review in accordance with the California Environmental Quality Act of 1970, - as amended and such other statutes as may be applicable. -11- w w IV-c 0 Village Design Manual IV-C-1. The Agency, in cooperation with the Planning Commission, shall formulate, adopt, and make generally available, an improvement manual for the purpose of implementing the Village Area Redevelopment Project. The manual shall be the Agency's official statement of its design guidelines and land use criteria for the redevelopment, rehabilitation, conservation and general development of the project area in accordance with this plan. IV-C-2. The manual shall include developmental objectives, land use and design criteria and shall address the following: a) The arrangement of space and land use in the projec- area. b) Building coverages: building setbacks, building bulk and height; building intensity: the siting of structures and open space. c) Preservation and promotion of the environmental quality of the project and the Village Area in general. d) The development of a circulation system which promotes effective transportation throughout the project area and which establishes and maintains effective linkages between the project area and the other parts of the planning area as well as other urban centers located in the North County region. e) Civic and environmental design features which establish the character of the project area. f) Landscaping; street, plaza, enclosure and mall furniture. -12- 6/79 e a IV-C-3. The Manual may be amended by the Agency in order to refine, update or improve the manual's guidelines. Proposed amendments to the manual shall be referred to the Planning Commission for its review, report and recommendatic IV-D - Historical Preservation Sites of a significant historical nature should be preserved and enhanced by surrounding development where appropriate. IV-E . Procedures Manual The Agency, in cooperation with the City, shall formulate adopt, and make available a procedures manual for the Vil.lage Area Redevelopment Project. The manual shall set forth the procedures necessary for processing of development proposals and shall provide for expedient review periods for project development proposals and major rehabilitation projects. IV-F . IV-F-1. Statement of General Plan Conformity: This plan confo Conformity with the General Plan/Preliminary Plan to, and is a more detailed refinement of a portion of the General Plan of Carlsbad, as adopted by the City Council and any amendments which have been made thereto. IV-F-2. Statement of Conformity with Preliminary Plan. This plan is based upon, and carries out the preliminary plan, heretofore adopted by the Planning Commission and presented to the City Council and Redevelopment Agency. - -13- W 0 PART V: PROPOSED REDEVELOPMENT AGENCY ACTIONS V-A, General Actions V-A-1* In order to achieve the objectives of the Redevelopment Plan, the Agency proposes to undertake and implement the following actions: a) Participation by owners and tenants. b) Relocation of residents and businesses where neces c) d) Property management. e) Property acquisition. f) Property disposition. g) Demolition clearance, public improvements and site preparation. Cooperation with other public entities. V-B. Participation by Tenants and Owners Owners of real property in the project area shall be given the opportunity, pursuant to such rules as'adopted by the Agency to participate in redevelopment by: a) Retaining all or a portion of their property, or b) by purchase or exchange. Such participation shall be determined on a case by case basis and is contingent upon the existence of a binding agreement through which the property retained or acquired will be ultimately developed in conformity with the plan and subject to all provisions contained therein. The condition of improvements, the reduction of the total number of parking spaces within the project area, the elimination of certain land uses, the vacation of Aquiring adjacent or other property from the Agenc: 6 -14- e e streets, the construction of new public improvement ai the ability of Owners to finance acquisition and deve. in accordance with the plan are some, but not all factors which will be taken into account in finalizinc any owner participation agreement. Further informatic available from Agency staff . C) Persons who are engaged in business in the projec area will be extended reasonable preference to re-entc into business within the project area if they are required to move and otherwise meet the requirements prescribed by the plan. V-C. Relocation of Residents and Businesses The Agency, or its designated agent shall assist all who may be displaced by project activity in finding other suitable dwellings or business locations. Individual and families shall be assisted in finding housing that is C safe, and sanitary, within their financial means, reasonabl convenient location and otherwise suitable to their needs. These efforts shall be undertaken in order to carry out the project with the minimum amount of hardship to persons who may be displaced from their homes by the redevelopment activity. Payments to displaced persons, including familie business concerns and others for moving expenses and other direct losses of personal property or any other benefits will be made in conformance with the California Uniform Relocation Law. _. In the event that federal funding is - utilized all respective statutes and regulations will be followed in assisting those relocated as a result of utili- zation of those funding sources. -15- m 0 V-D. Cooperation with Public Entities V-D-1. The Agency shall seek the aid and cooperation of other public entities, including committees and commission and shall attempt to coordinate this plan with the activities of such bodies in order to accomplish the purpose of re- development. are authorized by State law to cooperate with or without consideration in the planning, implementation or operation of this project a It is recognized that certain public entities I V-D-2, The Agency may in any year during which it owns property in a redevelopment project, pay directly to any city, county, city and county, district, including, but not limited to, a school district, or other public corporation for whose benefit a tax would have been levied upon such property had it not been exempt, an amount of money in lieu of taxes. A proportionate share of any amount of money paid by an agency to any city and county pursuant to this section shall 1 disbursed by the city and county to any school district with territory located within a redevelopment project area in the city and county. section, means the ratio of the school district tax rate, which is included in the total tax rate of the city and count1 to the total tax rate of the city and county. The Agency may also pay to any taxing agency with territory located within a project area other than the community which 1 adopted the project, any amounts of money which in the Agency "Proportionate share," as used in this determination is appropriate to alleviate any financial burder or detriment caused to any taxing agency by a redevelopment project- 8, -16- e e V-E. Property Management - During such time as property in the project area is owned by the Agency, said property shall be under the management and control of the Agency. Subject property may be rented or leased by the Agency pending disposition for redevelopment. - U-F. Acquisition of Property V-F-I. The Agency may acquire all real property located within the project area. The Agency, however, is not compel to acquire all property located therein. The Agency may acquire real property by gift, devise, exchange, purchase, emminent domain, or any other lawful means. V-F-2. The Agency shall not acquire interest in oil, gas or oth.er mineral substances within the project area except where necessary to preclude drilling or excavation within the project area. V-F-3. In order to implement the redevelopment plan and elimii the conditions within the project area, which make redevelopment necessary, it is in the public interest that the Agency use its power of emrninent domain to acquire real property within the project area. V-F-4. The Agency is not authorized to acquire publically owned land in the project area in the absence of the involved public agency's consent. If such property becomes private property by deed, lease or otherwise before the Agency completes land acquisition within the entire project area, the Agency is hereby authorized to acquire such property. V-F-5. The Agency is authorized to acquire any or all interes in real property or structures, including, but not limited to fee title, deeds and easements. -17- w w V-F- 6. Without the consent of an owner the Agency shall not acquire any real property on which an existing building is to be continued on its present site and in its present form and use unless such building requires structural alteration, im- provement, modernization or rehabilitation, or the site or lo on which the building is situated requires modification in si shape or use or it is necessary to impose upon such property any of the standards, restrictions and controls of this Plan and the owner fails or refuses to agree to participate in the Redevelopment Plan through the execution of an owner partici- patisn agreement. V-F-7 D The Agency shall generally not acquire personal property However, where necessary in the implementation of the plan, the Agency is authorized to acquire personal property in the project area by any lawful means except eminent domain. V-G. Property Disposition V-G-1. All agreements for the disposition of land by the Agency, including owner participation agreements, shall include provisions recognizing and requiring that in order to provide adequate safeguards to ensure that the process of redevelopment will be carried out pursuant to the plan, the following conditions are necessary: a) The purchase or leasing of land is for redevelopmenl and not for speculation. The Agency shall be reserved such powers and controls as may be necessary to prevent transfer or use of the property for speculation purposes. 8/ -18- e e b) The subject land shall be built upon and/or improvi in conformity with applicable development standards and declaration of restriction attached hereto. c) will be carried out in a manner which will effectuate the purposes of the plan, all developers and other participants shall submit preliminary architectural plans, site and landscape plans, final plans, including landscaping and design plans and specifications of the improvements proposed to be constructed on the land for approval by the Agency. specifications, developers and, if required by the Agency, owner participants, shall submit time schedules In order to assure that development and constructi As a part of such plans and for the commencement and completion of such improvement Also, such plans and schedules shall be submitted within the time specified in the respective agreement with such developers and owner participants. d) By and for the contracting parties, their heirs, executors, administrators and assigns, there shall be no discrimination against, or segregation of, any person or group of persons on account of race, creed, c color, national origin or ancestry in the sale, lease, d sublease, transfer, use, occupancy, or enjoyment of the premises therein described, nor shall the contractj parties or any persons claiming under or through them, establish or permit any such practice or practices of discrimination or Segregation with reference to the selection, location, number, use or occupancy of tenan lessees, sublessees, or vendees on the premises descril - -18- w m All deeds, leases, or contracts for the sale, lease, sub- lease, or other transfer of any land in the redevelopment project shall contain the non-discrimination clauses prescrik in Section 33436 of the Health & Safety Codes. V-H. Demolition, Clearance, Public Improvements, Site Preparation V-€1-1. The Agency is authorized to clear buildings, structures, and other improvements from any real. property in the project area as required to carry out the purpose and intent of the Village Area Redevelopment Plan. V-H-2 e The Agency is authorized to cause, provide, undertake or to make provisions with any person or public entity for the installation or construction of public improvements or public utilities. within or outside of the project area as necessary to carry Such improvements may be located out the plan. Streets, curbs gutters, sidewalks, sewers, st0 drains, traffic signals, street trees, electrical distribution systems, natural gas distribution systems, water distribution systems, fire hydrants, parks, plazas, motor vehicle parking facilities, landscaping and pedestrian malls, public signing, graphics and street furniture are all included within the definition of public improvement, but such improvements are not necessarily limited thereto. V-H-3. Any real property owned by the Agency may be prepared or caused to be prepared as a building site by the Agency. All such actions will be carried out within the limits of applicable law. V-H-4. Any building or structure owned by the Agency may be 8, -19- 9 e rehabilitated by the Agency within the limits of applicable law. V-H- 5. The Agency is authorized to move or caused to be moved any structure or building to a location within or outside of the project area so long as such actions are undertaken in carrying out the redevelopment plan and are in accordance with all applicable reyulations. V-H- 6. In order to encourage conservation and rehabilitation of premises located within the project area, the Agency is authorized to assist said owners through the provision of advice, encouragement and further assistance as may become available. -. - -20- w W PART VI: METHODS OF FINANCING VI-A. Proposed Financing Methods - General VI-A-1. The Agency is authorized to finance this project with financial assistance from the City of Carlsbad, the State of California, Federal government, property tax increments, interest income, Agency funds, or any other available source. VI-A-2. Until adequate tax increments or other funds are availab or sufficiently assured, to repay loans and to permit borrowing of adequate working capital from sources other than the City, the City will make available funds in the form of loans for survey planning and for the operating capital and nominal administration of this project. The City, as it is capable, may provide additional assistance through loans and grants for various public facilities. VI-A-3. The Agency is authorized to issue bonds in amounts sufficient to finance all or a portion of a project. VI-A-4. The Agency is authorized to obtain advances, borrow funds, and create indebtedness in carrying out the plan. funds and indebtedness may be made wtih tax increments or such other funds as may become available through the redevelopment agency. Payment of principle and interest on such advances, VI-3. Limitations The following items are addressed in accordance with Section 33333.2 of the Health and Safety Code: -21- 81 0 0 VI-€3-1. The number of dollars of taxes which may be divided and allocated to the Agency pursuant to Section 33670 is limited to the amount necessary to support the limit noted in VI-C-1, below. VI-B-2. A twenty-five year time limit on the establishing of loans, advances and indebtedness to finance in whole or in part the redevelopment project is hereby set. \ VI-B-3. A time limit of 12 years from the date of adoption of t: plan for the commencement of eminent domain proceedings to acquire property within the project area is hereby established. VI-c. The following items are addressed: VI-C-1. A limit of $15,000,000 is hereby imposed on the amount of tax allocation bonded indebtedness which can be out- standing at one time without an amendment of the redevelopme plan. This amount is hereby determined to be sufficient incentive to eliminate blighting conditions existing within the project area. VI-C-2. Not less than 20% of all taxes allocated to the Agency are hereby pledged to increasing and improving the community supply of housing for persons with low and moderate income. VI-C-3. Whenever dwelling units housing persons of low and moderate income are destroyed or removed, as a part of the implementation of the redevelopment project, the Agency, _. within four years of such removal will replace said units in kind in accordance with provisions of Sections 33413 and 33413.5 of the Health b Safety Code of the State of California. - -22- W 0 VI-De Tax Increment Financing Taking into account any and all limitations noted above, all taxes levied upon taxible property within the Village Area Redevelopment Project Area each by and for the benefit of the State of California, County of San Diego, the City of Carlsbad or any district or other public corporation hereinafter sometimes referred to as taxing agencies, after the effective date of the ordinance approving the redevelopment plan shall be divided as follows: VI-D-1. That portion of the taxes which would be produced by the rate upon which the tax is levied each year by or for each of the taxing agencies, upon the total sum of the assessed value of the taxable property in the redevelopment project, as shown upon the assessment role used in connection with the taxation of such property by such taxing agency, last equalized prior to the effective date of such ordinance, shall be allocated to and when collected shall be paid into the funds of the respective taxing agencies as taxes by or for said taxing agencies on all other property are paid (for the purpose of allocating taxes levied by or for any taxing agency or agencies which did not include the territory in a redevelopment project on the effective date of such ordinance, but to which such territory has been annexed or otherwise included after such effective date, the assessment role of the County last equalized on the effective date of the ordinance shall be used in determining the assessed valuation of the taxable property in the project on the effective date); and 8/ -23- e 0 VI-D-2. That portion of the levied taxes each year in excess of such amount shall be allocated to, and when collected, shall be paid into a special fund of the redevelopment agency to pay the principle of, and interest on loans, monies, advanced to or indebtedness (whether funded, refunded, assumed, or otherwise) incurred by such redevelopment agency to finance or refinance, in whole or in part, such redevelopment project. Unless and until the total assessed valuation of the taxable property in a redevelopment project exceeds the total assessed value of the taxible property in such project as shown by the last equalized assessment role referred to in subdivision (A), all of the taxes levied and collected upon the taxable property in such redevelopment project shall be paid into the funds of the respective taxing agencies. When such loans, advances, and indebtednes if any, and interest thereon, have been paid, all of the monies thereafter received from taxes upon the taxable property in such redevelopment project shall be paid into the funds of the respective taxing agencies as taxes on a11 other property are paid. The portion of taxes mentioned in paragraph (B) above are herein irrevocably pledged for the payment of the principle and interest on the advance of monies or making of loans or the incurring of any indebtedness (whether funded, refunded, assumed or otherwise) by the Agency to finance or refinance the project in whole or in -. - -24- W 0 part, The Agency is authorized to make suck pledges as to specific advances loans, and indebtedness as appropriate, carrying out the project, -25- 8 0 a PART VII. ACTIONS PROPOSED TO BE TAKEN BY THE CITY - VII-A. Cooperative Undertakings The City shall aid and cooperate with the Agency in carryin! out this plan and shall take any further action necessary tc insure continued attainment of the purposes of this plan an( to prevent the continuation or spread in the area of the conditions which create blighting influences. Actions proposed to be taken by the City may include, but not be limited to the following: VII-A-1. Requirements that public utility companies abandon and/or relocate their operation and public rights-of-way as appropriate to carry out this plan. VII-A-2. Opening, closing, vacating, widening, or changing the grades of streets, alleys and other public rights-of-way and other necessary modifications to streets, the street lay out and other public rights-of-way. VII-A-3. Institution and completion of proceedings necessary to effectuate changes and improvements in publically owned utilities within or affecting the project area. VII-A-4. The effectuation of any other proceedings necessary tc carry out the project in accordance with the Village Area Redevelopment Project Plan Number One. .. . ,- -26- W W PART VIII. PLAN ADMINISTRATION VIII-A. Enforcement The administrative enforcement of this plan or other documen formulated pursuant to this plan shall be performed by the City and the Agency. The provisions of this plan or other documents formulated pursuant to this plan may also be enforced by court litigatil instituted by either the Agency or the City. Further, any documents recorded expressly for the benefit of owners of property within the project area may be enforced by such property owners in addition to the City of the Agency. VIII-B. Duration Except for the non-discriminatory and non-segregation provis which shall run in perpetuity, provisions of this plan shall be effective and the provisions of other documents formulate( pursuant to this plan may be made effective for 25 years from the date of adoption of this plan by the City Council and Redevelopment Agency. VIII-C. Amendment This plan may be amended by the procedures established by the California Community Redevelopment Law or any other procedure hereinafter established by law. e -27- e e \ LAND USE DESIGNATIONS Commercial Area - Encourages retail commercial type usage. Conditionally permits auto service stations: R-3 use above ground level commercial. adherence to standards in order to maintain and enhance Special Treatment Area - Delineates an area which requires special character and environment. Commercial/Limited Industrial - Encourages uses of a more intense commercial nature than those permitted in the Commercial area. Includes uses commonly referred to as heavy commercial/light industrial. Travel Services Commercial - Provides areas to function as centers for tourists and travelers. Should encourage transient housing, restaurants, retail services providing for the convenience, welfare or entertainment of the traveler. Uses include hotel, motel and incidental busi- nesses to serve the patron customer provided that such uses not otherwise permitted in this zone shall be operated in the same building and in conjunction with permitted use; restaurants with a cocktail lounge as an integral part; art galleries; handicraft shops; bonafide antique stores. commercial office. Primary usage should be office commer- cial with other uses in conjunction as approved by Project Area Committee; agency. Combination District - Should permit residential, commercial, Open Space - Includes existing public and private facilities such as parks and schools. Recently acquired public areas are included within the zoning designation in existence at the time of acquisition. High Density Residential - Encourages residential density of Low Medium Density Residential - Encourages residential density 10-20 units per acre. of 4-10 units per acre. .- .- VILLAGE- AREA ._LAND USE MAP COMMERCIAL AREA TRAVEL SERVICES COMMERCIAL Lwa COMBINATION DISTRLCT (RM ,. RMH.,.RC 1. >r& QPEN SPACE, - PRIMARY CIRCUtAllON SYSTEM