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Home My WebLink About1980-11-18; City Council; 6435; LA COSTA MASTER PLAN |MP-149 E|, x J 0 a r CITY QF [,$,\{L:;DjqD _-_. ___ ._._...-- -.. --- %+ -I& ilept. Hd. 3 Cty . PAty . / 1' I\I I T I A L Y' _I---- -- f\,GTI.l;>i: BI!.L NO. _I______ ..--- c_- DA'i'E ; D E p ;I p.T i<\ E )] T : NOVE%BER 18, 1980 __II_ cI_I___---- ---- _______. -. I-L--- ----.- PLANNING c ty . p"ig j- .p- _I_____ _--- ------------_I.---- __-.-- ,~_-c_LI---~- . -_-____.___ ----... ---.--, S U B J E CT : LA COSTA MASTER PLAN (Ml'-149(E) ___--.-- ___..___.___ " ------------------ -- r 0: THE !4,I\TTER -_-_____ Ic ______-__-_- ---.- The final draft Master Plan (previously distributed) covers approximately 2,399 zone. AS required in the P-C zone the Master Plan addresses processing, phasing public facilities, environmental constraints and development standards. An econ report (previously distributed) compares proj ec:ted costs with .projected revenues An EIR was certified for La Costa in 1976 and i.s still valid relative to the La Costa Master Plan. The mitigation measures from the EIR are included as part of the Master Plan. The Master Plan area is divided into three sub-areas, the northwest, the southwe and the southeast. Each subarea is divided into "neighborhoods" which will be s unirilproved to developers. For most neighborhoods, developers may choose betweer development processes, one utilizing existing zoning and the other a site development plan (both in conjunction with a tentative map). At their meeting of October 22, 1980, the Planning Commission recommended appro] of MP-149(E). For futher information aqd discussion of major issues please see 1 memo to the City Manager dated October 27, 1980. EXHIBITS Memorandum to City Manager dated October 27, 1980 Findings and Conditions Staff Report dated October 22, 1980 PC Resolution No. 1719 in La Costa and is a result of a requirement in. the city's Planned Community (P- RECOI@EhJAT ION It is recommended that the City Council direct the Attorney's Office to prepare the appropriate docuinents APPROVING MP-l49(E). Council Action: 11-1 8-80 Council directed the City Attorney to prepare documents approving MP-145 including the changes enumerated by staff and to include a condition th? will require conformance with whatever public facility policy is in effc at the time they process for development approvals. L 1 I) Q > 4 DEMORANDUM T c DATE : October 27, 1980 TO : Frank Aleshire, City Manager FROM : James Hagaman, Director of Planning SUBJECT: LA COSTA MASTER PLAN - MP-l48(E) Probably the most important aspect of this project is the ultimate cost to the city for the development of the La Costa area. A brief discussion of the findings of the Economic Report is provided below along with a discussion of public facility funding. Schools are also an issue and are discussed below. Economic Report The Economic Report presents a justification for future land uses in La Costa based on population projections and projectf costs and revenues. Using certain assumptions, the report concludes that "during the 20-year build-out period, the revenues are shown to exceed the costs.," Three of these assumptions are: a. The developer wilt1 provide all necessar street improvements up to and including secondary arterial improvements or equivalent free from potential reimbursement will dedicate the land for all public parks free from potentj reimbursement from the city's Public Facilities Fee Fund; anc c, The developer will dedicate all necessary school sites ir addition to paying any fees currently being required by the various districts. The report concludes that the projected population could reqi additional local-serving commercial development, However, the report failed to recognize that additional neighborhood commercial areas can, and most likely will, occur without be designated on the Master Plan. development should eliminate any shortages of local-serving commercial development identified in the Economic Analysis. David Strong, from Angus McDonald,will make a brief presenta on the economic report and will answer any questions the Council may have at the November 18th meeting. Public Facilities Prior to the implementation of the city's Public Facility Fe requirement (Policy #17), some public facilities were provid by the developer, some were provided by the city and some we provided by special districts. For those facilities normal1 provided as a function of the city, a study prepared by staf recommended a 3.41% fee. This fee, if imposed on .__ all new from the city's Public Facility Fee Fund; b, The developer This potential commercial 6 * Q > < 4 ' development, would have provided the city with 100% of the necessary funding for new fire and paramedic facilities, general government facilities, library facilities, parks, traffic signals and arterial street improvements above the local street requirement. However, the City Council only approved a 2% fee to be levied only on discretionary projects public facility funding that must be made up in some other way. The issue of how this gap is to be filled is a city- wide policy issue. In an attempt to identify some possible answers to this issue as it applies to this Master Plan, staff has prepared the following scenarios: (Note: All $ in 1979 dollars) 1. City funding: Assuming the validity of the staff study on the PFF, if the city were to fund all of the identifi municipal facilities through the PFF, the available amount of funds to provide public facilities would fall short by approximately 1.5%. The La Costa Economic Report also identifies this shortage in capital costs. In other words, the city would be forced to pay the additional 1.5% or $2,354,095. City wide, as must as $69,238,100 may have to be made up by the city if this approach is taken. Therefore, the current policy obviously leaves a gap in 2. Developer Funding: If the developer were to be requirec to provide all of the identified municipal facilities (PFF study) within the boundaries of the total La Costa community, the projected cost to La Costa would be $18,390,488. projected payment of a PFF of $18,693,723 (2%). Under this concept La Costa would be required to pay for park improvement, prime and major arterials, and other improvements such as library and fire station construct 3. Modified Funding: Staff feels that the 1.5% gap betweei the recommended PFF and the adopted PFF can be accommod< in La Costa by requiring the dedication by the develope of all public park lands to the city, have the develope provide all street improvements including on-site arter as well as requiring the payment of the 2% PFF (no park in lieu or other credit given for said dedications and improvements). sufficient to cover the cost of all other identified municipal facilities (library construction, fire station construction, etc). To assure adequate revenue for the city's Public Facility Fee Program, the Council should consider adopting the above program as part of City Council Policy No. 17. This cost would be in addition to the Funds from the city's PFF would be -2- .* c * X I * Q > + .( Schools There is some question as to whether school sites should be dedicated as part of the Master Plan or whether the city should continue its existing policy. Current policy requires that schools either provide a letter of availability or are participating under SB 201. The 201 program is utilized when a district has determined that is overcrowded. Fees paid by the developer under 201 have strings attached in that they can only be used for temporary facilities, the letter system the developer must reach agreement with the schools for a certain fee. After a fee agreement has that the developer has made adequate provision of schools. Currently, the Carlsbad District is the only one utilizing the school availability letter, have indicated that they wish to drop 201 and return to the under 201. Current city policy and school policy creates problems in providing schools. disassociated with the 201 program and the city required dedication of sites there would be no problem with the provision of schools. Staff is identifying schools as an issue so that the council may re-evaluate their existing pol: If Council does decide that sites should be dedicated in La Costa, dedication should probably be implemented as a city-wide policy. Staff is recommending approval of the La Costa Master Plan with the modified funding approach under public facilities. 1 Under been reached the school district psovides a letter showing San Marcos and San Dieguito letter program. Encinitas would be the only district remain] If the school districts were to be JCH: CG: ar 11/5/80 -3- I I 0 Q > FINDINGS AND CONDITIONS .i , Findings: Staff recommends that the findings required by Section 21.38.110 of the Carlsbad Municipal Code can be made as follows: A. The proposed development as described by the Master Plan is consistent with the provisions of the General Plan and any applicable specific plans. B. Although all necessary public facilities may not be available at this time, their availability, concurrent with the need, has been assured through the provisions of the Master Plan and adequate provisions have been provided to implement those portions of the Capital Improvement Program applicable to the subject property. C. The residential and open space portions of the com- munity will consititute an environment of sustained desirability and stability; and it will be in harmony with or provide compatible variety to the character of the surrounding area; and the sites proposed for public facilities, such as schools, playgrounds and parks, are adequate to serve the anticipated population and appear acceptable to the public authorities having juris- diction thereof. The proposed commercial uses will be appropriate in area, location and overall design to the purposes intended; and the design and development standards are such as to create an environment of sustained desir- ability and stability; and such development will meet performance standards established by Title 21 of the Carlsbad Municipal Code. D. E. In the case of institutional, recreational, and other similar nonresidential uses, such development will be appropriate in area, location and overall planning to the purposes proposed, and surrounding areas are protected from any significant adverse effects from such development. Conditions A. Prior to the processing of any of the neighborhoods within this Master Plan, the Master Plan text shall be revised as follows: 1. Section V.G. (Sources of Public Facility Funding) shall be amended to reflect City Council policy regarding specific funding requirements of the various public facilities. 2. Section V.H. (Phasing of Public Facilities) shall be amended if necessary, to comply with any changes that occur as a result of condition A.l. above. L 1 7 * , \ B. Prior to the processing of any of the neighborhoods withii this Master Plan, the Plaster Plan graphics shall be revisf as follows: 1. Revise "Land Use" graphic (and base for other exhibi. \ as follows: a. Delete the "U" designation and applicable open space buffer from neighborhood SE-9. SW 7, SW 8, SW 9 and SW 11 to reflect natural ba Revise boundaries of neighborhoods SW I, SF7 2, drainage. 2, Revise "Circulation" graphic to show locations of planned traffic signals as identified in the Master Plan text. 3. Revise an existing "Public Facility" graphic or add a graphic to show the approximate location of the planned fire stations, library branches and admini- strative office. 4. Revise "Topography" graphic as follows: a, Show existing trees, location of endangered plant species discussed in the text, and any other significant natural features. by the City Engineer) is anticipated. b. Indicate where significant grading (as defined 5. The applicant shall submit to the city 20 copies of the final Master Plan MP-l49(E), with exhibits and changes, following final adoption by the City Council. CG:jt “0 -m .. . , \ ‘ STAW REPORT , Date : October 22, 1980 To : Planning Commission born: Planning Department Case NO, I MM~~(E) Applicant: La Costa Land Company (Jim Goff, V.P.) Request: Approval of a proposed Plaster Plan Ainendment I. !3.4C!I(GflOUND A. Location and DSscriDtion of Property The La Costa commity, within the City of Caslsbad, coxprises 5,287 acres of lmd located 2.6 miles inland from the Pacific Ocean at the easterly end of Satiquitos Lagoon and approx. 6.5 miles southeast from the commercial center of Cazlsbd. (refer have already been developed, approved for development, or we the process of being approved for development by the City. Tb fore, this Easter Plan Anendinent specifically covers 2,399 tzcr ‘??ne La Costa conmunity also includes an additiorial approx. 2M! acres in the City of San Marcos and. approx. 57 acres in the to the following Location Map). Of the 5,287 acres, 2,858 acr unincorporated =ea of the County of San Diego. 2 n 3. Existing Zxlq Subject fio;3~,rty: P-c (areas subject to Easter plan), R-1-15, 0-S and P-U (refer to Exhibit 1-2 of Haste R-I.-10,000, R-1, R-2, RD-PI, R-P, C-1-Q, C-2 North : P-2; County: . A-32-8 Fast: San Thrcos: A-1, IA; County: A-70-8, 8- 84 S-90-2, S-99-8, R-9-I. R-!I- .5 South: P-c, IrC, P-u; C0;mty: A-70-3, B-R-3, c-; k-70-8( FP) $Jest: P-E, E-A-&, P-C, RLI-hl-Q, C-I-Q, C-I, R-I; County: S-90-10, h-70-8( I?’?), C-36, A-72-8 I 9 w .. . I > -- REGIONAL LOCATION MAP < %Ti MUBU) STAT# t.um mrm car*? YaxNGKTmATI $e '1) , STAFF HW3RT 7 October 22, 1980 , Pase 2 C. Existing Land Use Subject Property: Resort area (including spa, hotel, go13 cou tennis coixrts, etc ) , single-Taxily residen multiple-family residential (primazily cond miniums), commercial and office uses, publi works and utility facilities, vacant land Mostly vacant (Rancho Ca~illo zgd Bressi Ii E;;l,,st: Single-family residential (Kea,dawla;rk =ea) North: La Costa industrial park, estake residentia vacant land Estate residential, (Olivenhain area), sing: family PUD (liancho del Ponderosa), greenhot vacant land Sout'n: West: Palomar Airport 3usinsss Park, ,gree*rlhouses agriculture, single-fanlily residential (~er port ) , aatiqui to3 agoo on, vacmt. laid De History an3 3elated Cases Refer to Section I.E. of the Master Plan (pages 1-3 to 2-5). E. Znvironnental Impsct Information An environmental j-mpact report (ZR-307) has been certified I"( this project in conjunction with GPA-38 and EP-lb9(A). The 1; uses anzlyzed in that YIR are basically identical -&o t'nose co: tained in this Easter Plan (on1 a couple of proposed park si have been consolidated into one .y . The EIR identifies various mitigation measures that have been included as conditions wit: in thz Master Plan text (see Chapter 11). Xith the inclusion these mitigation Reasures, all of the identified iwpcts of t Easter Plan can 5e adequately mitigated, F. General Plan 13formii on In 1976, .the City approved a General Plan P-mendl;n,en-L (GPA-38) that amended the hixi Use Elc~nent text ?id plar! and the Cir- culation Element. I:n Cctobir, 1980, the Planning Corxtission recommended approvd of a Genera2 Plan Amendzent (SPA-$) to amend. the 'Parks and Xecreation Element - The proposed !Gaster Plan is consistent r;ith those ainendments zgd wi"SL the City's Cenera.1 Plzn. i ! i I J 5 i i > <e t. , STAFF Rr713CRT % October 22, 1980 x Page 3 G, Economic Impact Report Section 21 38. &O( 2) (E) of the Carlsbad Municipal Code require: a "land use and Public Facility Economic Impact Report that COI tains the following: a. Justification for the proportions of the various land uses based on the projected population and acceptable marketing or planning techniques. b. Projected fisczl impacts the development will have on the ability of the City and other governmental or quasi-public agencies to provide necessary services. Tnis report shall include the approxinate cost of dwelling units, anticipated land acd sales taxes to the City, and costs of necessary public services. by an econoaic consultmt indepezdent of the applicant but at the applicant's ex9ense." by such a report entitled ttE~o~oini~ Analysis of La Costa Maste Plan." The summary conclusions of that study are contained on pages 2 and 3 of the report. Basic findings, and a brief diszussion of each, are as follows: 1. Using certaiE assuiptions, the report concludes that "dai the 20-year build-out period, the revenues are sho:rn Lo ex developer will provide all necessary street improvements u to and including seconc?ary aterial improvements or equi- valent free frorn potential reimbursement from the City's Public Facility Fee Fund; b, The developer Hill dedicate the land for all public parks free froin potential reim- bursement fron the City's PFF Fund; and c. The developer will dedicate all necessary school sites in additioii to paying any fees currently being required by the various districts. This matter will be discussed in more detail in the discussion section of this report. The narketlng expec*b,tions of the projected b-zild-out of the projGct is realistic and not unreasonable.. In other worZs, the proposed types and &iour,ts of the various Ian6 uses appar to be appropriate. The rc2ort concludes that the projested population could liowever, the report failed to recognize that additional neighborhood comnercial areas can, and most like?.y ;rill, occur without being designated on the Piaster Plan. This potent+-al coxnercial developnent should eliminate any shortages of local-serving comercial developwit iden- tii'ied in the Econonic A?alysis. The report shall be prepared The Master Plan is acconpanied ceed. the costs," Tkree of these assunptions are: a, The 2. 3. require at?.Jitional local-servicg corninscia1 developent , > % e "$ STAFF HWOW Page 4 4 ' October 22, 1980 H. i4a,jor Planning Considerations 1, Does the proposed Plaster Plan comply with the technical requirements of the Planned Community Zone? Is the proposed ?laster Plan consistent with existing Plaster Plans? What are the unique features of the proposed Master Plan? Can the necessary finding regarding the availability of public facilities for this project be made? Does the proposed FIaster Plan comply with the "Intent and Purpose" section of the Ilanned Comnunity Zone? 2. 3. 4. 5. 11. DISCUSSION A. Conpliance with Technical Requirements of P-C Zone 1. Format: T'ne format used in the La Cos"L Dlas ter Plan con- forms basically with the Code requirements. subjects have been combined and the order of subjects has been sl5gitly modified for t'ne sake of clarity. encouraged these modifications. Certain relate Staff + 2. Legal f:=,: %cause of tine size of tne projact area, a The scale used is adequate and is map scCz of l"'1,OOO' was used instead of l""200' as re- quired 57 ?he code. reconnensed by staff Land Use Graphic: applykg densities and development standards to t'ne pro- perty. graphy and fit well with one anothw. 3. The applicant has done a good job of The various land uses conform well with the topo- 4. O-pen Space Graphic: The propgsed open space progran has of the Master Plan area are desigated as open spxe, parks or golf course. Tne open space systm includes pedestrian trails. No equestrian tra5 Is are proposed as a part of this Master Plan. primarily on public s keets. bzw well thouzht out. Approximately 400 acres (16 *7$) 3ikelanes will be provided 5. Specific Developen t Provisions Graphic : Tiis requirement has been propsrly com5ined with the land use exhibits. Also, a Zoning Kap has been included thst identifies the zoning standards and other approvals for thc areas of La Costa, already deve29ped or in the prmess of behg devc toped. Lo "0 STAW REPO3T Page 5 4 ' October 22, 1980 6, Public and Quasi-Public Facilities Graphic: The Faster Plan currently contains graphics for streets, schools, public parks, water and sewer service. The circulation exhibit should be modified to shotr the locations of the proposed traffic signals, Also, a graphic should be added or one of the existing graphics amended to show the approximate location of the proposed fire stations, library branches and administrative office. 7. Phasing Graphic: Only three phases are shown. The neigh- borhood numbers do not imply phasing. 8, Topography Graphic: This graphic is suppose to show "existing trees and other natural features." the text of the Faster Plan discusses areas containing raze and endangered plants. Also, The topography graphic should be amended to show these areas, 9. Grading Graphic: "!!e code requires a graphic "to indicate where significant grading is anticipated ard for what reasons it is necessary." on the topography graphic. These areas should 3e shown 10. Land Use Text: Tnis section meets all of the code require- nents. 11. Special Development Replations Text: have been properly included in the Iznd use section and comply with all code requirenents. These regulations 12. Public Facilities Text: The identification of the necessar public facilities are included. regarding the funding of' these facilities. Refer to later discussion 13. Private Naintenance Text! The text contains proper pro- vision for the maintenance of pivats opn space axeas by hornzoirner' s associations, 14. Phasing Text: Only three phases are specifically es-kab- lished tiithin the Faster Plan. each of the phases are suggested in the Econoxic Report but not esla-Dlished as put of the Master Plan. priate that no timing be applied to the ?;aster Plz~ at this time, peziciing completion of the City's noirth manageneat stxdy noicr in progress. pose furthzr timing requireaents at a later date. Some tentative priods for It is s2'pro- The results of t5is study may in- ". '0 ' SAL@ REFORT \ \ October 22, 1980 Pa.ge 6 , 15. Special Requirements Text: These rquirements are iden- tified in the land use section of the ?[aster Plan. 16. Mitigation Measures Text: As identified earlier, all of the mitigation measures in EIR-307 have been included as conditions of approval in the Environmental Constraints section of the Kaster Plan. 17. Landscape Plan Text: This plan is identified in the land use and open space sections of the Master Plan. 18. Sign Program Text: A comprehensive sign program for dir- ectional and identificaGon signs has been included as past of t'ne Master Plan. 3. Consistency with Existing Master Plans The Calavera Hills Plaster Plan is -the only existing Pfsster ?fa approved under the provisions of the current P-f: code. The prc posed La COS"^ Idaster Plan is consistent with that master plan with regards to forinat and in content involving the folloxing sections: I.A., I.3., I.C., I.D., I.E., lI.A., II.E., II.C., III.C.(por.), III.F., III.G., Imir., III.I., III.J., IV.A., TV.3., 1V.C. (no equestrian), V.A., V.B., V.C., V.D., V.E., V.2. and V.H. One =ea wcxh discussing here is the method this tiaster ?la? as compared to the method used for the Calwei Hills I'IasTer F'1a-n. The original Calavera Hills !laster Plm vra: prepared by ;he applicant with little assishnce from stzff, Thnt plan iiaS then processed through the necess-xy pujlic hew- ings with &? extensive staff report identifying recornended changes. After City Council approval, staff revised the Mastez Plan to conply with the approved changes. For the La Costa Master Plan, the applicant has worked closely with staff to develop a @an that trill need only nlnor changes. In othcr words, tine plm Sefore you is basically as recomcnded by staff Unique Features or" the La Costs Master Plan 1. Existing Arezs: 3ecauss Lhcre biers no existing areas in Nex md xnique sections will be discussed later. used to yrocess C. the Calavera Hills Inlaster ?Ian, this discussion in the La Costa, 1f;aster Plan is uniquc. types of existing areas. the City of Carfsbad. This Easter Plan has no beaying what soever over these as-eas other thm idectification. Tne se- cond Jcyp2 or" existing area are C'hose that am zoned uith a specific base zone other t'nan P-C. These areas iLre identi- fied in t'ne ?:aster Plan along with each areas zocc. F!az;-bter Plan also has no legal besing in these areas. There acre basically three First ae those areas outside of This The "0 ?e S'TAFF F,EFORT ' October 22, 1980 Pwe 7 third type of existing area is those areas zoned P-C but already approved for development. The approving documents are identified in the Master Plan. If any of these areas should be amended subsequent to the approval of this Maste: Plan, said amendment would have to be consistent with the plan. 2. Overall De$ign Concepts: .This section discusses the three nrajor sub-areas contained within the Kaster Plar~ area and the existing areas identified above. 3. Development Review Process: Whereas the Calavera Hills €.laster Plan only provides one method of processing de- velopnent applications, the La Costa Ikster Plan provides two methods. The first is referred to as the "Standard !Sevier? Process.'.' Under this process, only a tentztive subdivision map is processed. the developxent, such as set5acks, building heights, pair- king, etc., shall be governed by the corresponding zone identified for each neighborhood. Other Fasts Plan pro- grams, such as the s5gn program, open space plan, and phas. would also ap27-y. ?"ne other process is referred to as the "Site Deve1op.en-L ?lan Review Irocess ." This process re- quires the approval of a site developxent plan as well 2s ment standards, previously regulated by the zonz, shall be regulated through the Zpproval of the site development plan. The Plaster Plan contains cer+tain cinimurn standards and guidelines to be followed in the apgroval of the site developmsnt plan. All neighborhoods, except for t'nose ide tified as part of the community core or designated as a connercial neighborhood, have the op.tion of developing under, either process. Development standards for a tentative subdivision nap. Under Lnis p-ocess, develop- 4. Guaranteed Densities: When projects ;?re processed mder the .s.'&ndazd review process, densities shall be guaranteed, but not allowed to exced, as follows: RL-1.0 du/ac, RLhI- 3.0 c?u/ac, R?-7.0 du/.zc, and WS3-1k.O du/x, provided all other applicaSle rsAuirements of the Master Plan are met. LProjects processed under the site development plan revie:.; process shall also Sn guixznteed these 6ensiiies but also be allo>iie$ to sxctxd tiit; densities i:F f~i~qd consistent tjitl: all of the rm_uirexents of tne I'laster Plan. 5. Special, and Individual Development St;a.ndac?s : As mentionei previously, certain 3j.nimm s-tandads arid guidelines zre provided f'cr each ncighho.rhood to .br: devel-oped under the site developma-t plan review process, p. * STAFF X!POilT ' October 22, 1980 \ Page 8 6. Community Core: The Carlsbad General Plan includes a community core area in southeast Carlsbad (La Costa). This area is expected to become the focal point for the La Cos-LL comuxity. cial, office, high density residential and public park land uses. core must utilize the site development plan review process special treatment area designation over the proposed The core contains community commer- All of the neighborhoods within the comiiunity 7. Affordable Housing: The La Costa Master Pian is consis- tent with the City's Housing Element of the General Plan. Also, two cnique provisions are included. First, the Master Plm allows the approval of densities higher than the stated maxinum when the project is limited to low and moderate income families. Second, the plan identifies areas sui-kktble for mobilehone pask development and allows approval of a doubligg of densities in all identified RLN areas. 8. Funding of kblic Facilities: !$hereas the Calavera Hills Plaster Plan was one of the factors leading to the develoDn of the Public Facilities Fee, the La Costa blaster Pian is the first I?aster Plm processed since implementation of th fee, An in-depth discussion of this mtter follows. 9. Sign Frcpaii: As mentioned earlier, the La, Costa Easter Plan cx.-~ins a comprehensive pmgram for direc tio ,d. and identifi.;at?.on signs. 3. Funding o_" 323iic Facilities ,Prior to the inpleaentation of the City's Public Facility Fee requirement (lolicy #l7), some public facilities were provided by the de-v'sioper, some were provided by the City and some were provided by special districts. For those facilities normally provicied as a function of the City, a study prepared by staff velopiiipnt, would have provided tbe City with lOGG of the neces funding for new fire and pxcamedic facilities, general govern- ment factlities, libra-y facilitles, parks, traffjc signals an arterial street inyovements ahove the local street rquirexen 'tlowever, the City Council GR~Y approved a 2$ fee to be levied only on discretionxcy projects. Therefore, YES current policy obviously leaves a gap in public facility funding that nust be made up in SOW other rmy. reconrrierKied a 3,417 fee. This fee, if imposed on Q neTrl de- 'II) I , STAFF REPORT Pa6e 9 Rtoba 22, 1900 The issue of how this gap is to be filled is a City-wide policy issue that should be addressed by the City Council as a separate issue from this Flaster Plan. ted that this issue will be addressed by the City Council prior to their consideration of this Master Plan. in an attempt to identify some possible answers to this issue as it applies to this Master Plan, staFf has prepared the following scenarios: (Note: All $ in 1979 dollars) 1. City finding: Assuming the validity of the staff study It is anticipa- Houeuer, on Kne P?F, if the City were to fund all of the identified municipal facilities through the PFF, the available amwant of funds would fall short 3y approximately 1.5%* Economic Fleport also identifies this shortage of one-time costs. City-vide, this shorhge could aEoun-t. to as much as $69,238,100 to be made up through some other source. The total Lz Costa coxnunity share of this shortage would be 3.4% or $2,354,095. The 2. Developer -Funding: If the developer were to be required to provide all of the ider,tified municipal facilities with the boundaries of the total La Costa community, the pro- jec-Led cost would be $18,390,488. This cost would be in addition to the projected payment of a PFF of $18,693,723. 3. Modifird Txi-i-ding: The Economic Report shows that if all public ;%-? lmd were to be dedicated and the devezoper were to >rotride all street inqrovements up to and Includin; secon2zy zterials, the one-time (capital) costs of the La Cost2 3ro ject would be quzl to the one-time (PF'F) reveme gezerated by t'ne project. It so happens that the cost of these two items, pas2 land and secondary share of the shortage identified in scenario #1 above, In other words, if La Costa is required to dedicate all public park lands to the City and provide all street in- provenents up to the secondzry azt-sial level, as well as pay the 2% PFF (EO credit given for said dedications and inpovenents), f'unrls from the City's PFF will be sufI"i.cien-l to cover the costs of all other identified municipal facil-ities. arterial improvements, is roughly equal to La Coska's One other itcrn xrth noting here is Tunding for public schooh The Esononic Report states that there would basically 5e no pro.ol.ex in tile funding of new school facilities if: 1. 'The developer is riquired to dedicate the school si-tes to the va;rious dis-t-ic-ts ? 2. fee reqcircr3. 5j the various districts, and 3. There were no strings attached to -the use of 52-201 f'e~s. Tie developzr continues to pay the I"u:Lf These a,ssw%pt,lons Sri'AW d.EPC3P.T Page 10 ' October 22, 1980 (or provisions) are contrary to the current procedures being used. In the past, t'ne school districts have given credit for the dedication of sites in lieu of pyment of fees. is a policy issue that should be addressed by the City Council and the various school districts. Here again E. Compliance with Intent and Purpose Staff believes that the proposed La Costa iIaster PI=, with the changes identified above, not only meets the minimum provisions further unique and innovative ideas not yet utilized by previou of the "Intent and I"tcrpose" section of t'ne P-C code, but offers tiastcr Plans. *, 111. P?X!OX;~IETDAT?:O3 Staff recoinmends AP,3,P,0TIAL of fiLP-l$9( 3), attached as Mibit "A", dated October 10, 1980 (9evised), subject to the folloxing conditions: A. Prior to the processing of any of the neighborhoods within this l'hster Plan, the i4asixr Plan text shall be revised as follows: 1. Section V.G. (Soilrces of Public Facility -"unciing) shall be awrded to rePlect City Council policy regarding specific funding requirexents of the various public fscilities. Sectior! V.R. (Phasing of Public Facilities) shall be amendzc if necessary, to comply with any changes that occur as a result of condition A.l. a3ove. 2, 3. Prior to the processing of any of the neighSorhoods within this "aster Plan, the !(laster Plan graphics shall 3e revised as follows : Revise "Land Use" grayhic (and bse for other exhibits) as follo~.rs: a,. Dele5e the "U" designation and applictt-ble opsn space Suffer fro3 neighborhoo4 ST-9. b. 3evisc So5nSaries 0:' neighhrhoo~i:; ssv 1, sw 2, sw 7, sw 8, SW 9 and SF1 11 to reflect natural drainage. 3 evise "C irculation" graphic to shcx Locations cf ?Lune6 t-ra.fr"ic signals as 5denLificd in the ::aster Plan text. 1. 2. &e 'i. STAFF REPORT October 22, 1980 Page 11 3. Revise an existing "PuSlic Facility" graphic or add it graphic to show the approximate location of the planned fire stations, library branches and administrative office. Revise "Topography" graphic as follows: a. Show existing trees, location of endangered plant spec 4. discussed in the text, and any other sigzificant natur' features. Indicate where significant grading (as defilled 3y the City Zngineer) is anticipated. 5. IV . ENDINGS Staff recommends that the findings required by Section 21.38.110 of the Carlsbd Eunicipal Code can be made as follows: A. ' The proposed developxent as described by the Ii!aster Plan is consistent with the provisions of the General Plan and any applica3le speciiCic plans;. Although all necessary public facilities nay not be available at this tirile, their availability, concurrent with the need, ha been assured through the pyovisions of the Plaster Plan wad tions of tP3 Capital Improveinent Frogran applicable to the 3. ,. zdequate provisions have been provided to implernenk those par- subject prc;z:_ty. .3 Z. The residenzial and open space portions of the cornunity will constitute an environment of sustained desirability and sta- bility; and it tiill be in harmony with or provide compatible variety to the character of the surrounding area; and the site Fropose& for public facilities, such as schools, playgrounds and parks, ae adequate to serve the anticipated population and appear acceptable to the public authorities having juris- diction thereof. The proposed comercia1 uses will be appropriate in &-ea, location and overall design to the Furposes intended; and the design and developitent standards are such as to create an environmefit of sustained desirability and s Lability; a2d by TI tfe 21 of the C2rlsbad Yunicipal Code. D. such devclopent will meet performance standards establjshed E. In the case of institutional, recreational, and other similar nonresidential uses, such development will be appropriate in area, location and over211 planning to the parposes proposed, and surrounding areas are protected from any significant ad- verse effects fror, such devel opncr? t . \. '0 ~ STAFF REPORT OCLDbH' 22, 1780 Page 12 F. The streets and thoroughfares proposed are suitable and adequai to carry the anticipated traffic thereon. G. The proposed commercial developments can be justified economic< at the locations proposed and will provide adequate commercial facilities of the types needed at such locations proposed. H. The area surrounding this development is or can be planned and zoned in coordination and substantial compatibility with said development. Appropriate measures are proposed to mitigate any significant adverse environmental impact as noted in the adopted Environmei Impact Report for this project, I, V. APPENDIX The following documents are attached for reference: A. Chapter 21.38 of the Carlsbad Municipal Code (Planned Communit Zone) . B. City Council Policy No. 17 (Public Facilities) VI. XXEIBTTS Fie official exhibits that accompany this report include the follow A. Resolution No. 1719 5, "Draft La Costa Master Plan, MP-l49(E)", dated October 10, 198 (Revised), prepared by the Carlsbad Planning Department. C. EIR-307, dated March 24, 1976, prepared by the Carlsbad Planni Department. D, "Economic Analysis of La Costa Master Plan" dated September, 1980, prepared by Angus McDonald and Associates, Inc. L.*.-Iu.u.Lv e w@ Appendix A 6. '3, Chapter 21.38 \ P-C PLANNED COMMUNITY ZONE* Sections : 21-38.010 Intent- and purpose. 21.38.020 Permitted uses and structures. 21.38.030 General provisions. 21.38.050 Application. 21-38.060 Contents of master plar.. 21.38.070 Exception to master plan. 21.38.080 Prefiling procedure. 21.38-090 Planning director's duties, 21.38,lQO Planning commission duties. 21.38.110 City council action. 21.38.120 Amendment of master plan. 21.38.130 Implenentation of master plan. 21-38.140 Additional standards. 21.38.150 2L38.040 Master plan sequilt-ed, Undeveloped areas of existing planned cornu. ties. f 21.38.010 Intent and purpose, The intent and purpose i:r ., of the P-C, planned community zone, is to: Provide a method for and to encourage the orderly implementation of the general plan and any applicable speci fic 2lans by the cornprehensive planning and development of larse tracts of land under unified ownership or devel?pment< cozzrol so that 5:- entire tract will be developed i:? accon with an adopted xster plan -to provide an environment of staksle and desirable character; (2) (I) '., Provide a flexible regulatory procedure to enconr creztive and imqlnative planning of coordinated comurritie involving a mixture of residential densities and housing types, open space, community facilities, bQth public and pr vate andp where appropriate, commercial and industrial area Allow for the coordination of planning efforts be tween developer and city to provide for the orderly develop ment of all necessary public facilities to insure their availability concurrent with need; Provide s, framework for the phased developmenk of approved master planned area to provide some assurance to t' developer that later development will be acceptable to the provided such plans are in accordance with the approved pla. community master plan, (Ord. 9458 §l(part), 1976) a (3) (4) * Prior ordinance history: Ord. 9338, Ord. 9262, Ord. 9 Ord. 9060). <f- 403 (Carlsbad 7/20/7 '~38.020--~~.38.0: !e '- -* VI * ti 21.38.020 permitted uses and structures. In the F-c planned community zone, the permitted uses and structures shall be established by a master plan of development apprc in accordance with this chapter which may include any use found to be necessary and desirable for a cormunity plannc in accordance with the purposes of this chapter; provided such permitted uses and structures shall be consistent wit the general plan and applicable specific plans, Prior to proval of a master plan, the property may be used as permi by Chapter 21.07 for the E-A exclusive agricultural zone. After approval of a master plan, such agricultural uses x; be continued if the master plan so provides. (part), 1976). 21.38.030 General provisions. (a) The P-C zone may established on parcels of land which are suitable for and sufficient size to be planned and developed in a manner CG sistent with the purposes and objectives of this chapter, P-C zone shall include less than one hundred acres of cont uous land. (b) All land in each proposed planned cornunity shal held in one ownership or shall be under unified contra1 un otherwise authorized by the city council. For the purpose this section, the written agreement of all owners in the p , (Ord- 9458 5 .. corninunity to develop in accord with the master plan as app -.. indicates unified control. (c) An owner may transfer sections of the developmcm ne transferee shall be required to use the property in ac:c with the approved master plan. (d) A planned community shall be subject to all othe. ap?licable provisions of Title 20, Subdivisions, and Title zoning, of this code. Where a conflict in regulation occu ths regulations specified in this chapter OK the approved master plan shall control, (Ord. 9458 §l(part} c 1976) - 21.38.040 Master plan required. Prior tu the a?prov; for acy permits for development on property zoned P-C, pla~ comxxtnity, a master plan of development nust be approved b~ the city council in accord with the provisions of this chai A master plan when approved by ordinance shall establish tl regulations for the d2velopment of the planned conmanity wi in t5a P-C zone, and the regulations shall become a part ti- of. (Ord. 9458 §l(part) t 1976). 21.38 -050 Application. An apFlication for approval c a master plan shall be made to the city cou;lcil through tilE planning department and plannir,y corniiissiori in accordaEce with. procedures set forth belov: (I) An application for a master plan nay be made by t record owner or owners, or their duly authozizeci agents, of the subject property. It shall be filed with the planning t 404 (Carlsbad 7/20/7 21.38-061 ". ';i Z*% P' ) 4 k- director and must contain the signatures of the record ownc or owners of the subject property. (2) The planning commission may prescribe the form aj content for such application. (3) A fee of one hundred dollars plus two dollars pe acre for the first two hundred acres and one dollar per.ac for all acreage above two hundred acres, and shall, be paid, when the application is filed. The application shall be accompanied with a prell nary master plan graphic and text, open area plttn, and sigr program. (Ord. 9458 §l(part) I 1976) a 21.38.050 Contents of master. plan. A master plan foi the development of a planned community shall consist of thc following: (1) Graphic plans of the proposed development that TI clude the following: (A) A map and legal description of the property tri a north point scale not less than one inch equals two hundr feet, showing the date of preparation and the name and addr of the plan's preparer, be in company or person, is require (B) Location of the various land uses shall be ind cated by the use of zone designations of development zones property within the area of each such zone shall be subject to the regulations 05 the indicated zone unless specificall modified as a part of the master plan approval. (C) An integrated open space progrm. that is at le fifteen percent of the total master planned area is require except that the city council may reduce this amount -if the proposed open s;3acs is found to be adequate and is integrat with a proportignzl mount of offsit2 open space. Land use considered as open space for purposes of this chapter are properties that are publicly or commonly owaed for the bene fit ar.d use of "_e public or residents of th2 community SUC as perks, recreation facilities, greenbelts that are at lea twenty-feet wide, natural areas that are at least ten thous square feet in area, bikeways and pedestrian paths. These areas are to be indicated in the master plan an6 not used f any other purpose. (D) Specific development provisions to be applied such is a planned unit development permit or a conditiona1 use permit shall be indicated. Developnent of property wit areas so indicated shall be in accord with the terns of the permit and the provisions of this title applicable to such permits. L. cle~ such as schools, fire stations, transnission lines and (4) and overlay zones as provided in this title. Development c I' :: \:- (E) The location of public and quasi-public facili booster stations shall bz indicated. (F) The locations of major circulation systems and collector streets and their relationship to the circulation 6 % 40 5 (Carlsbad 3/20/7 21-38 -06 '. -*e e k element shall be indicated. Bikeways, pedestrian paths, i shall also be shown. f: \ connecting open space areas and and other special access. 11 (G) Facilities for water supply and sewerage disp including sewer and water trunk lines, fire statian sites, storm drainage and flood control structures and any other public facility needed to properly service the proposed co munity shall be indic8ted. Adequate pu5lic facilities, open space, recreation areas a. street systems shall be provided for each phase. (I) A map showing topographical contours at no le: than twenty-five foot intervals. Existing trees and other natural features shall be indicated on such map. (J) Proposed development shall be consistent with topography to reduce the amount of grading, The graphic i: to indicate where significant grading is anticipated wd fc what reasons it is necessary. (2) A text shall accompany the graphic and shall inc: in the order as listed bdow: A description of each type of land use by acre and area indicating the number and type of anzicipated dwel ing units in each of the residential areas, anticipated USE in the commercial, industrial zones and the land area for .F parks, schools, common open area and other public facilitie i' and community services, (H) Phasing of development shall be indicated. (A) (E) Land use and public facility economic impact (i) Justification for the proportions of the repctrt that contains the following: various land uses based on the projected population and acc able mmrketinq or planning techniques, (ii) Projected fiscal hpacts the development w have on the ability of the city and other governmental or quzsi-public agencies to provide necessary services. This port shall include the approximate cost of dwelling units, anticipated land and sales taxes to the city and costs 04 necessary public services. The report shall be prepared by economic consultant independent of the applicant but at the applicant's expense, (C) Special development regulations, including any modifications of zone designation regulations, (D) A program to meet the needs for parks, schools other public facilities based on the anticipated populatior, the coxmunity and the timing of its developnonk, (E) F4ethod to be employed for the iaaintenance of c manly held private land such as open s?ace, recreation area: street and parking areas. Some possible nethods, depending on the circumstances, are maintainance by developer, honeow, association, maintenance district, or city, (F) Phasing schedule indicatir.g the timing for eacl section of the development, what public facilities, open sp' recreation facilities or amenities will be pzovidcd with e21 phase, 1' 'I 406 (CarLsbad 7/20/76 b \ :e 3 (G) Specli'al requirerflC!l~t~ as reqWzt& by the apg or-required by the city council. tilii.ch mzy incluZe, but ax limited to, any of the matters which. may be regulated by fic plan pursuant: to Section 65451 of the Govexnmcnt.Codc (H) Ueasurcs to be used'to mitigate any adverse vironmental L~ttpact as noted in the aaupted environn?entzl A landscape open are2 plan that includes all-o] .spaces' as required by this chapter and a11 other such ax( This plan shall include a gri indicating areas to be landscaped, left natural, used. as ~n addit: a %he plan shall include the proposed ownership, and inttic, 3 pact repoft %QE the, project; - (3.) . - posed for the development. I ation, open space and bike or pedes.tl-ian ways, shall h&ve the responsibility for the mzinteuznce 02 the e t types o'f open areas; .(4) n conuncnity LdentificatZon sZgn pxogram that, , . dition to signs o'ihervrke pel-nitted, the rnes&c plan arc show community entrance signs, dircc-tiontll slgns ~nd ten, - inforrnatT'onal signs - The .progrm may inclcCk the follow .. (R) .Location of permanent commnity entzznce, d tional and informational signs, . .- + (C) Type, nunbcr and dixensiorts of tcn2srary in tionnl and directional- sic;ns that wi3.1 br US& during Ge ment only.; ". (D) SpecLz.1 sign procfrm for thc? cort?_.ncxc:i$-.: a:d ti521 portion of the co~m~.~>ity including s'i~i~?~ia~ct~ for d mer-.<; based on sip 'area foatacje per IiResl foot, face OF . illy -zL~:l sign heiyI:& naxirnuxs. A co~munte-i-q ident.i$S-catio proglrzx is in additi.on to those signs pcxnj.trked in CSap? for cozxunity idcntity signs in Chzpter 21-41. xf no cc idexiti~ication si9.n pr-pyrar;n is desired, tfic rnzs-tei: plan i shall so indicate. (Ord. 9458 §l(pxt) i 1976) - -* 5 (A) Graphic representation of design matif, ". .. 1. z > I - 21.41, but in -no case msy the sivn ~KO~KL:.T.? exceed that a 1 .- 2.1 * 38.070 Excepkiion - to n?askcr _I_- plan - kre2.s withir: plan may be xcsci:ved for future plannFizg, p~ovided such .. do not esceecl forky percent of. the cn-tixe m;!stc,r plan ai such iescrvcci areas sha11 hc so ind?.c~tcc~ aiic~ vj.l J. *rccjuj lnen-i to thc ~EIS{:C!I- plan to inc:I.ud.c: a3-1 xccp~i~ec~ corhnt.: - to c'cvc3.olxnenis.ient. (0~x1. 9458. sl.{park} l 3-9';~) - . 21.. 38 . 080 T'rcfi? inq procedurc? - I'r$-c>x t-0 fj.I.j.ncj ;:I crlt: j.01-1 f01: 21 )(til!; t.(?~: pI.an, ;:JI iipplicailt- ~:it~:; l>-.wc:f.'<.i..~ t]~(:: I J..]lC cl-xcrc:: :; ] 1 ;J 1.1. con I: n c ir. i r1 -I: c: I- c :; t (2 ci Cl (i 1 ) ;I s k.1 iI(f li t :; i 11: i! ;t c; c ! 11 c:y pi: y:;o 1 1 ;I t it rl-- ~l~l :.j (.: ;t r-11~ .]I C: c C? 5; ! ; :I "1' I~?C c t. i 1-i (j f; w:i. tll .i-. h C: ;: 1 )i) 1- j. c; 111 t . J 1 i 5. : ______ ~ ,____________.- - ---- - .--_: ________--__.---- I' p0:;iI. w;.t:11 t.llc! plclIH>hq c1irc:CLc)r for l:eviC\.: - r.B* 1 Cc:<1[1>:c: lit<;y ;.I>voI.\~c! ;I >:c\~:~.c:vJ of t11~ VC>J~PY;.\>, ~.:1~.~l.<.~~c: of t_. ;\J.)]>).j.<:[)])t: \I<. t:ll VII-..~. 1:11(:11 ~O!~!l!i<>~~lf-!; 1:1?<1;11.:?.i !i:; t.]:,:: j:c:vi <*w c:<> i ' p~!;;].>. . AC~PI.- ~.-cvic:w, tl~c Lj1 it1i11.tn(j cli ~;PC:( ()?: :;~l;il 1. ft~rn.f,: j.l]C J.Il(1 .i. 1 l<J l~~:~;o!l~!l~l~! 111t;I t. iOJ1 I; il:; d]j];);.-(.)i )>I; ;1 I.(.! t ($ :i 11 f (>).:;I i!IlCI -I {a .'j 38 - 890--21.38.11 "6 :s v&- , the applicant prior to his formal application for master E approval. The planning director shall submit written com- ments within twenty days after completion of review or wit thirty days after receiving written request for such come from the applicant. (Ord. 9458 §l(part), 1976). director shall set a iiaster plan for hearing before the pl ning commission within sixty days of receipt of a complete application. The hearing date may be extended beyond sixt days provided there is written concurrence from the applii: The public hearing shall be noticed znd held in accordancc with the provisions of Chapters 21.52 and 21.54. A staff report containing recommendations on the plan shall be prc pared and furnished to the public, the applicant, and the planning commission prior to the hearing- (Ord. 9458 S1 (part), 1976). 21.38.090 Planning director's duties. The planning 21.38.100 Planning commission duties- The plannirq mission shall hear and consider the application for a mast city council including all matters set out in Section 21.3 The action of the corrnission shall be filed with the city and a copy shall be mailed to the applicant, (Ord. 9458 5 9 plan and shall prepare recomiendations and findings for th . i'. ,-I (part), 1976). rl L 21.38.110 city council action. (a) klhen the planni com,tession action is filed with the city clerk8 the clerk s?-zall set the matter for public hearing before the c,ity cc cii, .- of Chapters 21.52 and 21-54. (b) The city council shall hear the matter, and afte c3rsidering the findings and recommendations of the planni csntission, may by ordinance approve a rnaster plan if, frc the evidence presented at the hearing, the council finds t ail of the following facts exist: The proposed development as described by the mz:ster plan is consistent with the provisior,s of the gener plan and any applicable specific plans. All necessary public facilities can be provid concurrent with need and adequate provisions have been prc vi2-2ci to implement those portions of the cz.pital improveme program applicable to the subject property I The residential and open space portions of th CoXiUnity tiill constitute an environmenb of scstained de- sirability and stability, and that it will be in harmony bi or provide compatible variety to the character of the sur- rounding area, and that the sites proposed for public faci ities , such as schools, playgrounds and parks, are adequat to serve the anticipated population and agpear acceptable to be noticed and held in accordance wit2 the provisi (1) (2) (3) d the public authorities having jurisc?iction thzreof . z 406-la (C-lrlsbad 7/20,' I 21.38.12 ". "0 S' ;- e (4) The proposed commercial and industrial uses w be appropriate in areal location and overall. design to the purpose intended. The design and development standards arc such as to create an environment of sustained desirability and stability. Such development will meet performance stai dards established by this title. and other similar nonresidential uses, such development wi. be proposed, and surrounding areas are protect3d from any adverse effects from such development. The streets and thoroughfares proposed are suitable and adequate to carry the anticipated traffic the on e Any proposed commercial. development can be ju fied economically at the location proposed and will providc adequate commercial facilities of the types needed at such location proposed. The area surrounding the development is or cai be planned and zoned in coordination and.substantia1 con- patibility with the development, Appropriate measures are proposed to mitigate any adverse environmental impact as noted in the adopted environmental irnpact report for the project. The city council shall make no substantive rnodifi cation of a proposed master plan as recormended by the plar ning commission unless and until such modification has beer referred to the planning commission €or additional study, resort and recoxyendation. Such additional study, report q reeormendation s5,all be made by the planning coIr~is~,ion wi- ir! forty days of the date of the referral, unless and excel as the city coczc:l may grant the planning commission addi. tional time for izs review of the matter. plsxing corni~ission to act within the tine limit constitutt their concurreczz with the city council actions. (Ord. 95: s2, 1979; Ord, 9458 §l(part) ,, 19761. 21.38.120 Amendment of master plan- (a) The anendit or' a master plan may be initiated by the property owner or acthorized agent as folloxs: A request for an amenbent shall be submitted to the planning departnent in written form ar?d shall be ac- con9anied by such additional graphics, statements, or ot'ne? information as may be required to support tthe proposed mc ment. The planning comroission shall coxides the proposed amendment at its zext regular meeting. If the planning commission considers the amen( rnent minor in nature, the additional gs-lphics, statements ( other information may be approved by the plmning commis- sion and made a part of the criginal city council approval without the nccessity of a public hearing. (5) In the case of institutional, recreational, (6) (7) (8) (9) (c) 2- Failure of the (1) (2) f %. 406-lb (Caxlsbad 10/15/79: b :* *' 21.38.13 4* 4 9, , (3) A minor amendment shall nat change the densit or the boundaries of the subject proprty or involve an ad tion of a new use or group of uses not shown on the origin master plan or the rearrangement of uses within the master plan. If the planning commission determines that the amen1 ment is not minor or that a hearing is otherwise necessary it shall set the matter for public hearing. (4) If public hearing is required, the applicant shall submit a completed application with graphics, state- ments, or other information as may be required to support proposed modification. (5) A fee of fifty dollars plus one dollar per ac: is required for all property within the portion of the mas1 plan to be modified. (6) An application for a modification of a master heard, and determined in accordance with the terns of this chapter applicable to the adoption of a rnclster plan. (b) The city council may by notion initiate an mend- ment to a master plan. Such amendments shall. be processed, heard and determined in accordance with the tenns of this chapter applicable to the adoption of a master plan. (Ord. 9458 Sl(part), 1975). plan for which a hearing is required shall be processed, ,,? 21.38-130 Implementation of master plan. (a) To in- sure that the provisions and requirements of the approved master plan are fulfilled, the following procedures shall be used: (1) Upon final approvzl of a master plan, <le plan nir.S director shall affix the master plan designation numbe or. the official zone map. shz'll meet all requirements of Titles 20 and 21 of this c;??e and the approved master plan- (3) Development of property within a master plan pursuant to a special process such as site development plan planned unit development permit or conditional use permit shall meet all requirements of the permit, the approved Raster plan, and the provisions of this title applicable to such ermit. busices licenses, and home occupations shall meet all re- quirements of this code and the approved Raster plan. (b) The planned cormunity master plar. process is part of the ongoing city planning effort. It is anticipated tha anendrnents to the master plan mz.y be necessary prior to corn pletior, of the planned community. Approval and constructio of a sectional part of a master plan shall not vesr; rights in the remainder of the plar,. The plan is intended rather as a planning framework to insure that the parts of the pla ning process. (Ord. 9458 Sl(part), 1976). ,A 5. (2) Subdivision of land in the master plan area (4) Ministerial pernits such as building pernits, b 2s constituted are properly integrated into tne City's plan-. ;I LiGti-lC (Carlsbad 7/20/7 /n 38.140--21,38-f5 1 *’*e 2* 4 .* :J -- 21.38.140 Additional standards. The city council ma by resolution adopt additional standards of development fa master plans. effective date of such regulations shall comply therewith- For amended master plans that are partially constructed, the new standards shall apply to the undeveloped portions only. (Ord. 945 §l(part), 1976). munitles. this section as follows: Master plans approved or amended after the - 21.38.150 Undeveloped areas of existin9 planned com- Undeveloped portions of properties zoned P-C on the effective date of this chapter shall be regulated by ’ Properties of less than one hundred acres shall be considered lawfully nonconforming. The development of such property shall require a planned unit development per- mix or a condominium permit issued in accordance with the provisions of Chapter 21.45 or Chapter 21.47, whichever chapter is applicable to the development, if no master plan has been approved for the property, the land use shaf be consistent with the general plan. If a master plan has been approved, the density and other provisions of such plan shall be consistent with the general plan. If a maset plan has been approved, the density and other provisiofis o such plan shall constitute the underlying zone for purpose: of the planned unit development or condominium permit. which no master plan has been approved shall. comply fully with the provisions of this chapter. zz approved mas:sJr plan, shall require either a plarsfied UP.:^ developnenc az permits which shall be accomplished in accordance with ths provisions of Chapter 21.45 or Chapter 21.47, whichever chapter is applicable to the development, The density and other provisions of such plan shall consti- tute -,he underlying zone for the purposes of the planned unic developrnenc or condominium permits. The city council, by rstion, or the property owner, by application, may ini- tiate an amendrnent to the master plan to bring it into ac- cord with the provisions of this chapter. m~xc is approved, rhe development of such property shall bl in accordance with this chapter, Rotwithstanding the provisions of this section, property with an approved specific plan adopted pursuant to P-C zone regulations in effect prior to the effective date of this chapter can be developed in accord with such specific plan without further processing as required in 1976). (1) t-” ,$ % (2) Properties of more than one hundred acres for (3) Properties of more than one hundred acres, .with If such ainend- (4) this chapter. (Ord. 9535 51, 1979: Ord. 9458 §l(part), f 406-ld (Carlsba2 10/15/79: Supersedes No.17 concurrent with need o For these services and facilities provide6 by another entit Council has and will conthue to be guided by a letter of avail2 from such entitLy. For those services provided by the City, the from the City’s resources. PURPOSE : .L I’ 1. To establish z policy regarding the requirenrQ3nts trhick be net before the City Council will find that the Public Facilit * v .. .* , .. ., e.., -1 '3 COUNCIL POLICY STATENEXT General Subject: - Requirements Necessary facilities and services to new development and it is hereby appro The Council also finds that the continued development of the City, with the consequent increase in population and in the use of public facilities, will impose increased requirercents for si.gnals, storm drains, bridges and public buildings, such as fire police facilities, maintenance facilities, libraries and general The necessity for such facilities results directly from new const and the need cannot be met from ordinary City revenues, The most valuation of the buildings or structures or $1,150 for each nabil space to be constructed pursuant to such approval. The fee shall paid prior to issuance of building or other permits and shall be :( Date Issued 8-29 Geneial Subject: Requirements Necessary Specific Subject: i A i to satisfy the Public Facilities Element of i the General Plan r; I i i Effective Date 8 Cancellation Dat Supersedes No, 1; 7 .~ ,I I; ,> i! -1 d! j ,; 1: 1: the Council may deem necessary and appropriate. expenditures of funds available from the fund shall be made by tI city Council in the context of approval of the City's annual ope1 and capital improvements budget or at such other time a5 the COUI may direct. Designation 02 6, The following exceptions from payment of the fee shall 1 Is .' i] B- 1; 2: i! :: $i 4;: !; >' 1: 3: IS. . :r I' .. r" *2 i; *, 3; ,I , 'c t; <' >! (a) The construction of a building or structure or mol space which is a replacement for a building or space being zemovc the same lot or parcel of land. The exception shall equal hut nc replaced were-~being newly constructed. If the fee imposed on the new building esceeds the amount of this exception, such excess SI exceed the fee which would be payable hereunder if the building I .- he paid. *. (b) Accessory buildings or structures in mobilehTme pi Buildhgs or structures which are clearly accesso: The City Council may grant an exception for a low housing project where the City Council finds such project consisl with the Housing Elenent of the General Plan and that such excepi is necessary. In approving an exception for low cost housing tht city Council nay attach conditions, including limitations on reni or income levels of tenants. If the City Council finds a prajeci not being operated as a low cost housing project in accordance w: applicable conditions, the. fee, which would o.thertrise be inposed chapter, shall immediately become due an.d payahle, such as a cixb house, swirming pool, or laundry facilities. 3 (c] to an ex:s%ing use such 5s fences, pools, patios and automobile ! {a) z i 1 (a) Any person when imposition of such fee upon that 1 would be in violation of the Constitution and laws of the United States or the State of California. (b) The construction of: my building by a nonprofit cC exclusively for religious, educational, hospital or charitable p1 COUNCIL POLICY STATEi.ENT General Subject: Requirements Necessary Date Issued 8-25 ,I?< 1 2 3 4 5 6 7 8 9 10 11 12 13 l4 '0 m PLANNING COIYIYISSION RESOLUTION NO. 1719 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECO-WENDING CONDITIONAL APPROVAL FOR A MASTER PLAN AMENDMENT FOR CERTAIN PORTIONS OF LA COSTA. CASE NO: MP-l49(E) APPLICANT: LA COSTA LAND COMPANY WHEREAS, a verified application for certain property, tl Fractional Section 23, Fractional Section 24, Section 2 portions of Section 26 and 35, Section 36 and a portion Lot A of Rancho Agua Hedionda, Map No. 823 on file in t Office of the County Recorder of San Diego County, Stat! has been filed with the City of Carlsbad, and referred to th Planning Commission; and I I of California, all in Township 12 South WHEREAS, said verified application constitutes a reqiles provided by Title 21 of the Carlsbad Municipal Code; and WHEREAS, the Planning Comdssion on the 16th day of September, the 1st day of October, and the 22nd day of Octob I 17 1980, did hold duly noticed public hearings as prescribed by to consider said reqnest; and :WEREAS, at said public hearings, upon hearing and cons I heard, said Commission considered all factors relating to MP 22 25 I 1 A) That the foregoing recitations are true and correct. That based on the evidence presented at the public hear j 1 2 3 4 5 6 7 8 9 10 11 12 13 14 1 l5 16 1 q 17 3 (0 'y 2) Although all necessary public facilities may not be avai at this time, their availability, concurrent with the ne been assured through the provisions of the Master Plan 2 adequate provisions have been provided to implement tho: portions of the Capital Improvement Program applicable t subject property. The residential and open space portions of the cornmunit] constitute an environment of sustained desirability and stability; and it will be in harmony with or provide compatible variety to the character of the surrounding i and the sites proposed for public facilities, such as sc playgrounds and parks, are adequate to serve the antici] population and appear acceptbale to the public authorit. having jurisdiction thereof. The proposed commercial uses will be appropriate in are< location and overall design to the purposes intended; a the design and development standards are such as to cre an environment of sustained desirability and stability; such development will meet performance standards establ by Title 21 of the Carlsbad Municipal Code. In the case of institutional, recreational, and other s nonresidential uses, such development will be appropria area, location and overall planning to the purposes pro and surrounding areas are protected from any significan adverse effects from such development. 5) The streets and thoroughfares proposed are suitable anc 3) 4) 1 I adequate to carry the anticipated traffic thereon, The proposed comnercial developments can be justified economically at the locations proposed and will provide I 6) adequate commercial facilities of the types needed at c 4 i 2o 21 7) The area surrounding this development is or can be plaI and zoned in coordination and substantial compatibilitj Appropriate measures are proposed to mitigate any sign: I said development. 1 '' 27 28 4 1 a. Section V-G, (Sources of Public Facility Funding) be amended to reflect City Council policy regardi specific funding requirements of the various pub1 facilities. 1 I 1 PC RES0 #1719 -2- ; - 1 2 3 4 5 6 7 8 9 1 \ i J I j '0 0 b. Section V.H. (Phasing of Public Facilities) shall. I amended if necessary, to comply with any changes tl occur as a result of condition A.l above, 2) Prior to the processing of any of the neighborhoods wit' Master Plan, the Master Plan graphics shall be revised I follows: a. Revise "Land Use" graphic (and base for other exhil as follows: 1. Delete the "U" designation and applicable ope1 space buffer from neighborhood SE-9, 2. Revise boundaries of neighborhoods SW 1, SW 2 SW 8, SW 9 and SW 11 to reflect natural drain, b. Revise "Circulation" graphic to show locations of 10 i 11 12 13 planned traffic signals as identified in the Mastei text. c, Revise an existing "Public Facility" graphic or a& graphic to show the approximate location of the pli fire stations, library branches and administrative j d. Revise "Topography" grahic as follows: 14 15 16 17 18 1. Show existing trees, location of endangered p' species discussed in the text, and any other significant natural feature. 2. Indicate where significant grading (as define( the City Engineer) is anticipated. TASSED, APPROVED AND ADOPTED at a regular meeting of tht l9 2o 21 1 Planning Commission of the City of Carlsbad, California, helc 1 the 22nd day of October, 1980, by the following vote, to wit I AYES : Commissioner Schick, Rombotis, Larson, Jose, I I Friestedt, and Leeds. 22 I NOES : None. 25 26 27 '/'I \\\, I \ \ . i \ b if :+r - !I$ \ J.;?!- I {i 'i L ;iLu .-4L ' ATTEST: EDWIN S. SCHICK, JR. Cha. CARLSBAD PLANNING COMr ISS- \ -\? +p 77 T- 2 ES C. RAG p;W /'I/CARLSBAD PLA N 2aC: COMiiISSION PC RES0 #1719 -3- LA COSTA MP-149E * PROPOSED CHAPJGES TO MASTER PLAN TEXT 4 1. Page 1-6, addition to the beginning of the third para- this plan or exhibits hereto, ... graph. Except as otherwise specifically indicated in 2. Page 111-3, paragraph 3.b. Addition to end of para- graph. If the City Engineer approves the map for a project then the Planning Director shall approve the development plan. 3. Page 111-4, addition of qualifier to paragraph 2. at top of page as follows ...the following residential densities, except as nay be reduced by environmental constraints and provided all other, -Io 4. Page 111-4, paragraph 5, ,,.units subject to adequate agreements guaranteeing the removal of said units ... 5 e gap 111-5 I paragraph 5 o Development standards, other than those identified in this master plan, may be modi- fied by the development plan if such modification is found to be consistent with this master plan, the general plan, protection of the environment and the public welfarc All uses.., 6. Page 111-13, last paragraph, Said mobilehome parks would be processed per the requirements established by the City and must be consistent with the Housing Element of the Carlsbad general plan. 9 7. Page IV-1, paragraph B., toward the end. If the City does not accept this offer to dedicate by a recorded written instrument within five years from the date of recordation of the final map for each neighborhood, the offer.. . ! 8, Page V-6 under 1, libraries, toward end of paragraph. .** five years from the date of recordation of the final map for the neighborhood(s) within which the site(s) is to be located, then this condition.. . 9. Page V-11 paragraph H.2, Add at end of paragraph. ! ..* neighborhood. The neighborhood area may be divided into severai. tentative map applications. 1 Conditions - No. 5 is a new condition requiring 20 copies of the final master plan. * underlining indicates additional wording cTICE OF PUBLIC HEARING 0 MPA- 149E , NOTICE IS HEREBY GIVEN that the City Council of the City of Cauls will hold a public hearing at the City Council Chambers, 1200 Elm Avenl Carlsbad, California, at 6:OO P.M. on Tuesday, November 18, 1980, to cc approval of a amendment to the La Costa Master Plan on property general located between El Camino Real and the eastern city boundary and betwec Palomar Airport Road and Olivenhain Road and shown below: APPLICANT: La Costa Land Company PUBLISH: November 8, 1980 CARLSBAD CITY COUNCIL t h & 23 . -. -. -. -= *:. 'I CIMIT OF MA5 .-.**.y... &\.-*J 0 O;' *. A/ & scr . -. -0 -9 -* *';! ~IMIT QF MASTER PLAN ace**.?.:? At -0 0 ILL& UP YUk5Ll.L .tE.AsLNt NOTICE IS €EREBY GIYF~T that the Plmning Comission of the City of Caxlsbad will hold a public hewing at +he Council Chamt=ers, City of Carlsbad, 1290 ' Elm Avenue, CarLsSad, Cali€or,ia, at 7;OO P.F. m Wdiiesday, Octaber 22, 1980, to consider approval of ar, amencbent to the La Costa Nhster Plan on property generally located between El Cmi1-10 Real and the eastern city boundary ad between Palmar Airprt €bad and Olivenhain Fad and mrs * particularly describe6 as: Fractional Section 23, fractional Section 24, Section 25; portions of Secricn 26 and 35; Section 36, and a portion of I.& A of Randm Aqua Hedionda, Yap No. 823 on file in the office of the County Recorda of Sw Diego County, State of California - . Th.ose persons wishing to speak on this proposal are ordially invited to atter,c u.- L&'.--I'L _,---- ations, please call the clanning Dep&tment at 438-5581. LLc --.-c2;1 * I-=qv:-- TO: ~w-v- i-=--~ =*-- rn,,--i-i-q- ST yAT:c:. J-? r~=:-;,"r.7 -,,-prz-sc 1qp- i-- 3. -L ,vu .A-,b -k*2 -,Y-UL -1-L I._ --_-- CASE FILE: MPA-14 9E APPLICANT: La Costa Land Company PUBLISH : October 11, 1980 CITY OF-CAFUSBAD PLANNING COP.IMISSION ib 0 CITY Or C/?KLST>AD P !/I" I P& CG,2?vi 1 SS 1 ON AGEi\!CIA \ Oi10tER 12, lCJS0 7:09 P.M. .*.,.,.,..*,.,,,- ,,,.,.,.,... ........................................................................................................................................... ......................................................................................................................................... ,.*.....*.-.,...,...,...*.,.,. 1IME. 7:0° ABSENT. XI3 . CALL TO ORDER ROLL CAL i PLEDGE OF 4'-LtG IFNCE --II_ --- -- __-_ - -_.-___- _I_ AGENDA ITEFt _I..-- COiQNUNICATIOhJS- CGNTINsiED PUBLIC HEARINGS 1) CT 80-15(A)/PUD--i7(P,), SHAb!!. TALBOT, EUCGE r? DAVIS - RZQ'JEST FOR ' RESO NO. 17 APPXOVAL OF TPE SECOND PF'PSE 0' A PUW'UED IkDUSTPIAL DEVELOFP4ENT AC-TION. COr ON AVENIDA ENCIW6 BETWEEN CAVNJN ROAD AND PALOYAP AIRPORT ROAD VOTE. 6- IN THE P-M ZONE. CC 9ATE. - 2) CT 80-21/CP-99, BEHREKTXFN - REQL'EST FOR APPROVAL OF A*TENTATIVE RESO NO. 16 ACTION. AF VOTE. 6-0 I_-__________1_11_ I--- _I -- ------.,-- cI_ I_ SUBDIVISION b'AP AND COb130PlINIUM PERMIT TO DEVELOP TEN bNIT5 ON RX"ERTY GERKMLLY ! 3CATED CN THE SOUTHWEST CORNER OF GARFIELD . STREET AND JUNIPER AVENUE IN THE R-3 ZONE. cc DATE.^ I4EW PUBLT C FIEAXIh'GS _---__--- CT 80--39/'PVI)--23, RZYSOTIS - REQJEST FOR A 7 UNIT TENTATIVE TWCT RESO NO. 17 - 3) ---- ~- __-- ACTION. jinr VOTE. 5-( CC DATE. - 13 ----rx EWP p+i<ij r LAND Liiql~ EVELOPENT LOCATED ON THE WEST SIDE OF VALENCIA A\'ENUE, BEDIEEN PARK A'/ENLIiZ AND SEVILLA WAY lh THE P-C ZONE ; 4) - CT 80-38/PI'!3-22, ---1_--1 FIRTCt-Fi? -- - EEQZEST FOR A 20 LOT TEXTATIVE TPSICT REX 1\10. 2 P"AP AND PLANNED Ul'd IT DELELOPPiENT ON PROPERTY GENERALLY LOCATED ACTION. &J .. a CC DATE 11, ON THE SOLlTH SIDE OF PALWAR AIRPORT ROAD IN THE P-M ZONE. -VOTE. 5-. - - NEW DT SCUSS I ON <) MS-WI, ---- PACKARD - REQUF:ST FOR A MINOR SUBDIVISION CREATING r;!o LOTS, OW OF l:HICH WILL EE A PMIWNITt-E LOT ON PROPERTY GENERALLY LOCATED ON THE SOUTH SIDE OF TPE INTERSECTION OF ALDER AVEPdUE, SUNNYHILL DRIVE AND MONROE STREET IN THE R-1-15,003 ZONE. RES0 NO. 17 ACTION. & VOTE. 6-( CC DATE - RESO NO. 17 ACTXCN. 3 VOTE. 6-( CC DATE. --- -- 6) -I-- PCD-3(E) - GENERAL PL/li\: CONSISTENCY FOR A 5 YEAR CAPITAL IMPROVEPENT PROGRAM. 7) . RtVI$IONS TO CT 79-25, RAVCLIEROS (Must 90 back for pub' ic hearing) ACTION. -Cg VOTE. 6-1 RESO NO. - 77 -f ACTION. -!)I VOTF. 6-0 * CC DATE. 3 -. Af'NX"I Or MINIJTFS --I_ - SEPTLYl3ER 24, 1980, c N;ln ACIIGN. & OCTOCER 8, 1983. VOTE. 6 0 81 --&- MP-143(f) LA COSTA --~I- !AM> ZOF.IPI$JY - APPSOVAL OF A PROPOSED MAS1 EK f'LAN N*ICNDMLNT, c'i' x .I 0 i r. , r i,! ? ;* I '< 17 3,. <.'It, '0 ru ,- :; J, 'n :I' t; " 0. ," 41 0 'I, I,, ... ,> r 0 '1, I, i.0, I. :,m 11 In . 7 t, 5 .B I, t 7 fI <, < x *:. 0 I- L-, 13,n ;i J<, rl/ 3,- VJ 3,: m 2,- ,I, I:,, (9 3 *I r. <* ci n m r, 7, 0 ,.a 5 fl c> 1: ,, n .,., I I m u r, I , n .> c, CI 0 7, rj U J bl P(v :; n. ,:, .J 'il 7 ':i fi )4 I, t,) t J <) ;J 7 0 9 IIrJ m* x 0 c, m to , h ,.. Id ". *x 1J ,*. 0- i. 0. 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N 0 7 0 0 c LX . ..I7 0' cs. s '30 w c 5 <* 5 0 c, 0 n 37D -0 N -4 IJ . a. u. 9 92 old 15 03 01 'D iJ r1 <? 3 *) 5 c N7 00 <-l 0 & N k- 07 'C i, Y *I -0 c '9 ,- 7 N m 0 C' x a2 i' P.> a 0. 0 03 "* 0 0 m.- 33 * * -% m -, :D n 3. 7! - r L.4 0- .? 5 N ,> .- '3 n +. r_. .I, 40 (u .3P -7 e" *.I ... c. *m I ,* n -3 il 0, :! n x- r* ln - ,.. C1 N . i, -.* 7, x ?. "3. *., 0 0 <ti A v h, G- 13 r. , il ,- ., ... -., .. t' .. .a- *.> 7 rcl -3 \I I,, I e a I I I 1 I I I B I I I I I I I I 1 ECONOMIC ANALYSIS OF I LA COSTA MASTER PLAN Prepared for The City of Carlsbad BY Angus McDonald & Associates, Inc. 2150 Shattuck Avenue, Suite 903 Berkeley, California 94704 (415) 548-5831 September, 1980 76-536 w w TABLE OF CONTENTS I. INTRODUCTION AND SUMMARY 1 A. Introduction 1 1. Purpose 1 B. Summary 2 11. PROJECT DESCRIPTION 5 A. Summary of Proposed Land Uses 8 1. The Master Plan 8 2. The Housing Plan 8 111. MARKET ASSESSMENT 13 A. Introduction 13 B. Product Description 13 C, Growth Projections for the Market Area 15 1. Long-Run Growth Rates 16 2. Short-Run Growth Rates 18 D. The Market for Housing at La Costa 24 1. La Costa's Target Market Share 24 2. Housing Costs and Income Requirements 24 3. Commercial 29 4. Competition from Other Areas 31 E. Conclusions on Marketability 32 IV. PUBLIC SERVICES REQUIREMENTS & COSTS 33 A. Overview of Services 33 1. General Government 35 2. Police Services 36 3. Fire Protection 40 4. Flood Control - Storm Drains 40 5. Planning and Building Departments 41 6. Streets and Traffic Signals 41 i I a c 1 1 T I I I 1 I 1 1 8 I 1 J I a I TABLE OF CONTENTS (continued) 44 44 49 10. Elementary and Secondary Education 51 7. Street Lighting 8. Sanitation and Water Services 9. Recreation and Culture B. Projection of Public Services Costs 54 57 61 61 1. Property Tax Revenue 2. Sales Tax 62 3. Franchise Tax 65 65 4. Business License Tax 5, Property Transfer Tax 66 66 6. Vehicle Code Fines and Forfeitures 7. Use of Money and Property 67 67 V. PUBLIC REVENUES FROM LA COSTA A. Local Revenue Sources B. State-Shared Revenue Sources 1. Cigarette Tax 2. Motor Vehicle License Fee 3. Highway Users Tax Revenue 67 In Lieu Revenue (Gasoline Tax) 68 69 69 1. Construction Permit Fees 2. Engineering Fees 69 3. Public Facility Fees 69 D, Federal-Shared Revenues and Grants 70 70 70 71 76 C. Local One-Time Revenues 1. General Revenue Sharing 2. Other State and Federal Grants VI . GENERAL CONSLUSIONS REFERENCES I ii w 0 LIST OF TABLES AND FIGURES Figure 1-1 Cost and Revenues for the City of Carlsbad - "Existing La Costa" and the Master Plan 4 Figure 11-1 Regional Location of La Costa 6 Figure 11-2 La Costa Community Map 7 Table 11-1 Rancho La Costa Phasing Program 11 Master P1 an 12 Table 11-2 Summary Build-Out of the Proposed Table 111-1 Housing Unit Price Description - Master Plan Build-Out 14 Figure 111-1 CPO/MSA Regions 17 Table 111-2 Forecast of Total Civilian Employment in San Diego County 19 Table 111-3 Employment Growth by Industry - Table 111-4 Forecast of Total Population - Table 111-5 Forecast of Occupied Housing Units - Table 111-6 La Costa Target Market Share - 1978 - 2000 20 San Diego County 21 San Diego County 22 Occupied Housing Units 25 Table 111-7 Occupied Housing Units - Totals 26 Table 111-8 Income Levels of Prospective Homeowners at La Costa 27 Table 111-9 Commercial Development for "Existing Table 111-10 Commercial Demand and Supply for La Costa" and the Master Plan Area 29 "Existing La Costa" and the Master Plan Area 30 iii I 0 a 1 1 1 Community 34 I 1 I E li 1 I 1 1 1 "Existing La Cos tal' Build-Out 59 I I I LIST OF TABLES AND FIGURES (continued) Table IV-1 Public Services in the La Costa Table IV-2 General Government Administration - City of Carlsbad - Staff Requirements and Costs 37 Table IV-3 Po 1 ice Department 38 Table IV-4 Fire Department 39 Table IV-5 Building and Planning Departments 43 Table IV-6 Miles of Additional Streets and Cost Assumptions - "Existing La Costa" and Master Plan Area 45 I Construction 46 Table IV-8 Water, Sewer and Waste Disposal Table IV-7 Major and Prime Arterial Road Services to Parcels in La Costa 47 Table IV-9 Parks and Recreation Facilities 49 Table IV-10 Library Services 50 Table IV-11 Public Education by School District 52 Table IV-12 Summary of "Existing La Costa" Build-Out - Costs 55 Table IV-13 Summary of La Costa Master Plan - Costs 56 Table V-1 Summary of Public Services Revenues - La Costa Master Plan 58 Table V-2 Summary of Public Services Revenues - Table V-3 Increased Transient Tax Revenue Generated by Expansion of La Costa Resort Hotel 60 1 Property Value 63 Table V-4 Assumptions for Estimating Taxable iV W e LIST OF TABLES AND FIGURES (continued) Table V-5 Property Tax Projection "Existing La Costa" and ijraster Plan 64 'Table VI-1 Cost and Revenue Totals 73 Master Plan Net Surplus (Deficit) 74 Table VI-2 Comparison of "Existing La Costa" and Table VI-3 Summary Comparison of Annual and Cumulative Cost Revenue Surplus (Deficit) "Existing La Costa" and Master Plan - (Combined) 75 V I 0 0 I I I I E 1 I I 1 I. INTRODUCTION AND SUMMARY A. Introduction In April 1980, the La Costa Land Company submitted a Master Plan Amendment that would affect 2,400 acres of the 5,300 acres in the southeast portion of the City of Carlsbad. If adopted by the City, this Master Plan would, at build-out, add 8,000 housing units and 20,000 people to Carlsbad (2). 1. Purpose This report, prepared at the request of the City of Carlsbad, is an economic impact evaluation analyzing both the marketa- bility and the fiscal impact of the La Costa Master Plan Amendment upon the City. that future development in La Costa should be analyzed from two perspectives. developed, as well as the undeveloped but approved sections of "Existing La Costa." The second would add to that analysis the impact of development of the amended Master Plan areas. Relying on available information, and making explicit assump- tions, this report compares the impact of the "Existing La Costa'' with the proposed Master Plan. In this effort, this revenues and government costs, including capital and operatin( costs. Ultimately, the report seeks to determine the marketa, bility and fiscal viability of the proposed La Costa Master Some time ago, the City decided The first would evaluate the impact of the 1 . report analyzes these alternatives in terms of marketability, I Plan Amendment. This report contains six chapters: 0 Chapter I presents an introduction plus a summary of the study's principal conclusions. Chapter I1 describes the two project alternatives - "Existing La Costa" and the Master Plan - in terms of housing mix, demographic characteristics, value of the products, timing of development, and the proposed commer- cial development. Chapter III presents a market analysis of the La Costa project, analyzing projected market shares and pricing structures. I 1 I I 1 1 1 i 0 w 0 0 Chapter IV reviews the range of public services required to maintain acceptable service levels, and determines their costs. providing these services for "Existing La Costa," and analyzes the additional requirements of the Master Plan. Cost estimates are projected through the year 2000. 0 Chapter V calculates the revenue side of the fiscal bal- ance for the two alternatives, with descriptions and calculations of both one-time and ongoing sources of revenue through the year 2000. Chapter VI concludes the report with a comparison of esti- mated revenues and costs for the two alternatives between 1980 and 2000. This chapter also outlines the methods of o B. Summary The findings of this study indicate that the proposed La Costa Master Plan is both marketable and fiscally sound. During the 20-year build-out period, the revenues are shown to exceed the costs. tions explained in the following report, and depend to a great extent on the unique conditions and location of La Costa. The key findings are: 0 The La Costa community, with the Master Plan, would in- This general conclusion is based on numerous assump- crease the population from the current (1980) 8,800 to 37,500 people, and would require major increases in governmental services. a The existing and projected capacity for the basic serv- ices - water and sewer - are adequate to meet the esti- mated growth through build-out. 0 Because of the community size, services for police, fire, and general government can be provided by increas- ing efficiency and decreasing costs per capita. the City of Carlsbad would be able to raise the level of service provided to the city at large. changed, if for some unforeseen reason, development is 0 Because of the cost-revenue picture, it is likely that 0 The conclusions of this report are not substantially 2 I 0 0 I 1 I 1 I I I I 1 1 I I I 1 1 3 1 slowed or stopped during build-out. The ongoing annual revenues exceed normal non-growth related costs. The market analysis of the Master Plan observes the lo- cation, absorption rate (in relation to the North County and total County), and the attraction characteristics of The location of the La Costa community is within 30 min- utes of both north and southbound employment centers. The rate of growth during the total 20-year build-out period represents 5 to 6 percent of the total anticipated growth in the North County region. rate is realistic and not unreasonable. The attraction characteristics of the La Costa community as a prestigious area is well established, and adds to and enhances the community's potential and ability to capture a substantial share of the market. The proposed development is well balanced with approxi- mately 55 percent of the dwelling units designated as as "multi-family" or condominium units. mix is consistent with the future trends predicted by the The projected population could require a higher level of local serving commercial development than is included in the Master Plan Proposal. Approval of the proposed Master Plan would add pressure for the expansion of the resort hotel. The pressure woulc be caused by the expansion of the golf course and increast community size. 0 I .- the La Costa community. e 0 This market capture 0 e "single family." The remaining 45 percent are designated This land use 1 County's Comprehensive Planning Organization. 0 0 Figure 1-1 indicates the ongoing and one-time costs and reven that are generated by the build-out of the "Existing La Costa and the proposed Master Plan. The figure indicates that rev- between 1980 and the year 2000. enues tend to exceed costs during all of the five-year period I I I w a I 1 I I I v) 2 E I3 OO k FI r( W 03 ca * gad ad SPiW m 0 dk kQ,m aua * UWC k am wxm (d 0 3 Q, a0 >( hSCc vu& ua I d c I aam HC ‘111 +(Po Ud ooar ~r maw -4 !! btmw guvPI -d ada 7 0, G msc Q,C 3 -d m aJu 40 a xu EM CrJ a, a,tn mca UUk W 0 u 4 d la 3 c: tzmk s 5 m 0 0 0 0 k I I I a 0 0 0 d 0 0 0 0 0 0 0 0 0 0 0 0 d 0 0 I- W v) w m N rl O P I I I I I a b a a a a a 4 I 0 II I 1 1 I I I I 1 1 I I 1 I i 1 I 11, PROJECT DESCRIPTION The Rancho La Costa community covers approximately 5,300 acres consisting of both developed and undeveloped lands within the southeast portion of the City of Carlsbad. can be divided into three separate categories The entire area (11). (1) The developed sections of "Existing La Costa," which cover 1,634 acres, including 900 acres of residential and commercial development, and 734 acres of open space and other public dedi- cations : The undeveloped, though approved, sections of "Existing La Costa" which extend over 1 , 275 acres; The undeveloped 2,427-acre Master Plan area, which is the subject of the Master Plan Amend- ment. (2) (3) The regional location of La Costa is shown on Figure 11-1. Figure 11-2 is a community map of La Costa which indicates the areas subject to the Master Plan Amendment. As Figure 11-2 Shows, the La Costa Master Plan area borders "Existing La Costa" on the south, southeast and northwest. If the Master Plan is approved in 1980, development in the area would begin in 1981, with occupancy of housing and corn- mercial space beginning in 1982 and extending through 1999. As of January 1980, the population of La Costa was approxi- mately 8,800 people, or 25% of the City's 35,500 people. build-out, "Existing La Costa" will house 17,100 people, with the Master Plan adding some 20,400 more for a total of 37,500. This total will represent approximately 37% of the City's PO- tential build-out population of 150 , 000 Both the City and La Costa, with the Master Plan, will expand fourfold between 1980 and eventual build-out, Master Plan, "Existing La Costa would nearly double its curren population at build-out in 1994. It should be noted that Rancho La Costa Also includes an addi- tional 300 acres outside the City of Carlsbad - 240 acres in *Underscored numbers refer to the numbered references at the At (2) * . Without the . end of this report. 1 5 w a Figure 11-1 Regional Location of La Costa ralurran a CUDIF BUCH ST. 6 0 Figure 11-2 La Costa Community Map a I 1 I I I I 1 I i 1 I ,'^< . * I I 1 i 8 l I CllY OF URLSIAD co OF SAN DIEGO I0.n - --- COMMUNITY MAP LR EEtR CARLSBAD. CALIFORNIA LL.=LYD a 7 m a the City of San Marcos, and 60 acres in unincorporated San Diego County - neither of which are covered by the Master Plan Amendment. Table 11-1 describes the "Existing La Costa" alter, native, indicating the current and proposed levels of develop- ment in terms of population, acres, and both single family and multi-family dwelling units (D.U.Is). Table 11-2 describes the Master Plan alternative in similar terms. A. Summary of Proposed Land Uses 1. The Master Plan As initially conceived in 1963, La Costa was designed as a re- creational community surrounding a golf course and resort hote. appealing primarily to the second home and vacation market. When construction began in 1965 on 2,500 acres of the old Rancho La Costa, the development was aimed at a very dispersed market of small, high income families. By 1969, the purchase of an additional 2,000 adjacent acres al. lowed for a broadening of its marketing concept to accommodate the North County's growing demand for primary housing. The shift in emphasis, as outlined in the 1972 La Costa Master Development Plan, and subsequent amendments, proposed growth based predominately on year-round, single family and multi- family residential units. The shift from the concept of the original recreational cormnuns ity to a development increasingly devoted to primary housing will inevitably restrict the size of the marketing area. None. theless, the rapid growth in the San Diego area, along with thc marketing strategy to be successful. expansion of Orange County's population, should permit' the new 2. The Housing Plan a. Description of the Subject Area The proposed La Costa Master Plan Amendment (11) covers 2,427 acres of the 5,300 total acres owned by the La Costa Land Comp- any in the City of Carlsbad. The remaining 2,873 acres of the La Costa community not covered by the Master Plan but, nonethe- less, related to it, are made up of: 0 Existing La Costa. The area surrounding the golf course 8 I * e I 1 1 1 I I I I ll 1 1 1 1 i I 9 R and hotel has been subdivided and partially developed. Construction, aimed at the resort/recreational market, is expected to continue over the next 20 years. Alga Hills, Alicante Hills, and the Northeast Section. These areas have been zoned but not yet subdivided. The Master Plan area itself comprises three separate sections related to one another through the existing communities. 0 La Costa - Northwest. Planned around a proposed new golf course, the 747-acre Lago del Norte is conceived as a com- munity of primarily single family, detached residences which will appeal to the same housing market served by "Existing La Costa" -- second home and vacation home owners. 1983 to allow for the building of the golf course. La Costa - Southwest. This area is planned for builder- type developments of townhouses, multiple units, as well as single family homes. oriented community, housing a heterogenous population. It is also expected to include a community commercial center in the vicinity of Rancho La Costa Avenue, and Rancho Sante Fe Road, La Costa - Southeast, The largest of the three areas, custom lots. Plans for the southeast corner of the area (adjacent to the already approved Santa Fe Knolls devel- opment), include a high school and three elementary schoo: to serve the resident population. These areas are identified on Figure 11-2. Residential construction is not projected until 1 0 It is conceived as a family 0 this section is planned for single family, low density b, Phasing for the Master Plan Area The process of developing any community requires that assuranc be made for the prompt and efficient supply of public service: The La Costa Master Plan provides a phasing to assure that su division and the completion of the necessary infrastructure adequately precedes actual residential construction. In addition, and in accordance with La Costa Land Company's e forts to develop the new communities in a sequence of distric I 0 e neighborhoods, the phasing program appropriately supplies pub- lic services, without incurring infrastructure costs too in advance of their need. The phasing program reduces the lag period between development and actual unit construction, and thereby minimizes the risks of vandalism or natural deteriora- tion (erosion, etc.) of the facilities and building site. The phasing of the La Costa project, asdescribed in Table 11-1 is projected to take place over three five-year periods. Sub- division and infrastructure preparation would occur throughout Phase I, paralleled by construction with a minimum lag period. By the end of Phase I, the development could support construc- tion up to a maximum of 4,134 units over 749 acres. far c. Build-Out Schedule As is pointed out above, and made clear in the Master Plan Amendment (21, there is a significant distinction to be made between the phasing program and the anticipated rate of dwell- ing unit construction and occupancy. While the phasing progrill will provide complete infrastructure at the end of 15 years, build-out and subsequent occupancy of the units will take plac over a minimum period of 20 years. Further, the development history of "Existing La Costa" areas indicates that maximum allowable densities are seldom fully achieved. It is clear in comparing the build-out schedule (as presented in Table 11-2) and the phasing program that they do not para1 le1 each other exactly, either in sequence or in the final num ber of units. Build-out estimates, inevitably affected by the cyclical nature of the housing market, must necessarily be pro jected as averages, and consequently they are tentative at bes In addition, the maximum densities prescribed by the phasing program are unlikely to be achieved fully in the short run, and may require far longer than the 20 years projected. 10 comoo PdmO dR Ln md a 4J FII‘UUI . .L 5 I 1 I I I 1 1 I I 1 1 1 i I II PPmm 12 51 ? G % H-51 Z% $281 &-X HS”1 85gl P cv CD w HG+l con (v N I b rl 4 2 rl n m - aocoo s QcvPI rl m v) N I d v (\1 mm cv P m c, -4 c 3 m c -4 d e4 PI mw eo -4 mk CrLnCvI WPOO mcomw q rl rl 0 drl m HOCI I aw Wco ro a- CrLnLna Odd :g 4 00 P co de 72; a1 4$3 %VE 8 P 8G tn ? HPI H az d)c, i2q $ m I r’, d B -4 z 22 O5 %c $a, Q) %LC q G;G= crd m .d(v -4-u m g? 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Introduction A substantial supply of residential housing will be available with the build-out of the "Existing La Costa" and the Master Plan. The question to be addressed in this section, therefore is "Will the demand for La Costa housing keep pace with the proposed supply." In order to answer this question, it is necessary to observe the following factors: 0 Growth projections for the market area - both long- and short-range. to be offered in La Costa. 0 Assessment of the marketability for the type of housing 0 La Costa's ability to compete with similar product lines offered in the market area. e La Costa housing price structure versus the ability to purchase. B. Product Description Both the "Existing La Costa" project and the amended Master Plan project contain a mixture of development types. Both projects are primarily residential, with the majority of the D.U,'s being high quality single family units, ranging in price (expressed in 1980 dollars) from $180,000 to $600,000. Multi-family condominium units are also included in both pro- ject alternatives. Prices for the multi-family units are ex- pected to range from $125,000 to $170,000, Commercial devel- opment in the La Costa project alternatives is generally lim- ited to community-serving retail and office uses, The La Costa cornunities will offer a variety of residential housing products at the high end of the price structure. Eacf of the three geographic areas has been divided into district neighborhoods with housing of similar type and style. As summarized in Table 111-1, the various sections have been planned and priced in the following ways: 13 w a Table 111-1 Housing Unit Price Description - Master Plan Build-Out (1980 Dollars) Total No. Projectec Price of Units e0 Share Populatic 0 Northwest Single Family - Detached $300,000 1,572 67% 4,716 Mdti-Family - Clustered 170,000 816 33% 1,224 2,388 5,940 0 Southwest Single Family - Detached .I $180,000 692 28% 2,076 Multi-Family - Clustered 125 , 000 1,425 57% 2,138 Multi-Family - Low-Rise 125,000 399 15% 599 2 , 516 4,813 0 Southeast Single Family - Detached $180,000 1,545 49% 4,809 Single Family - Rural Estate 350,000 613 20% 1 , 665 Multi-Family - Low-Rise 125,000 677 21% 1 , 015 3,138 7.944 Multi-Family - Clustered 125 , 000 303 10% 455 Totals Single Family - Detached 3,809 47% 11,427 Single Family - Rural 61 3 8% 1,839 ~ulti-~amily - Clustered 2,544 32 % 3,816 Multi-Family - Low-Rise 1,076 13 % 1,615 8 f 042 18,697 - 1/ Population projections based upon the following person-per dwelling unit factors: (a) Single family - 3 persons per unit (b) multi - family - 1.5 persons per unit. Source: La Costa Master Plan Amendment (11). - 14 8 0 0 I 1 i 1 1 1 I 1 I 1 1 1 1 R I' 1 a Northwest. Planned primarily for single family, detached homes on hillside lots, the area's $300,000 homes will front on a new nine-hole golf course, and perhaps a man- made lake. Plans also include condominiums and apartments in the flatter areas. 0 Southeast. As the largest of the three areas, this sectio; offers the greatest variety of housing styles. In the nor east section of this area, large, ranch-style, custom home are planned. In addition, plans include 1,545 single fami detached homes, as well as clustered garden-style townhousl and multiple units adjacent to the principal transportatio: corridors. 0 Southwest. This area is planned for the highest density, and will consist primarily of multi-family units in the $125,000 range. C. Growth Projections for the Market Area Determining the marketability of a real estate development is an essential means of insuring the investment's financial via- bility. It serves to insure that the commitment of both publi and private funds coincides with public demand. The initial task is to define the market area within which the development can reasonably expect to attract buyers. La Costa, due to a combination of the general area's condition and the development's own particular characteristics, can be e pected to draw buyers from a regional and even national market area. Among the reasons for this: 1 e The unique nature of La Costa's building sites - its lacat and prestige combine to make a very desirable living envir ment. The continuing and accelerating growth in both the San Die and Orange County regions will continue to expand the ran< of both residential and employment centers. e I Tied to this expansion are the well established commuting pat1 of Southern California residents. La Costa lies between majoi San Diego and Orange County employment centers which, respect- ively, lie 30 miles in either direction. For these reasons, : 15 w e seems certain that La Costa should command a market area to include, at minimum, the County of San Diego (18). _. The analysis will pay particular attention to the North County area, in an effort to avoid overstating any conclusions, The .market share captured from Southern San Diego County, Orange County, and throughout the United States (in the case of the market for luxury vacation and retirement homes) would be in addition to the estimates that follow. Once the market area is defined, the estimate of the size of the market and the ability of La Costa to capture this market depends upon a variety of demographic and market indicators. In particular, for a development like La Costa, whose phasing program and build-out schedule extend over a 20-year planning horizon, this requires assembling long-run projections for POF ulation, employment, and household formation. 1. Long-Run Growth Rates Recent regional forecasts developed by the Comprehensive Plan- ning Organization (CPO) of the San Diego region form the basis for our long-run estimates of new, effective housing demand within the La Costa market area. The process of preparing the CPO projections (Preliminary Series V - April 1980) (7) involl the participation of local and regional planning agencies. TI purpose of the projections is to provide local and regional ji isdictions with a means of making coordinated planning and prc gramming decisions, which will be complimentary of one anothei in obtaining development objectives. Initially, city and regional plans and policies were analyzed to detennine their interaction and influence on future growth patterns. Land use information was compiled with the help of aerial photographs, and summarized by traffic area zones, whic break down into census tracts. Figure 111-1 shows a map of t€ San Diego region disaggregated to census tract areas, indicat- ing CPO designated subregional areas (SFiA's) and major statis- tical areas (MSA's). A computer model was used to project demographic and housing-related data. Given the future avail- ability of land and historical trends in industrial locations throughout the region, levels of basic employment were fore- cast for five major statistical areas, and were then allocatec to the subregional areas over the 20-year projection period. These forecasts form the basis for projected levels of house- hold formation. 16 Figure 111-1 LAGUNA PINE VALLEY FALLBROOK PAUMA 01 01 PENDLETON 39 RAMONA 131 OD PACIFIC OCEAN m MAJOR STATISTICAL AREAS - SUBREGIONAL AREAS LEMON GROVE 215 OD 30 JAMUL CENSUS TRACTS I 1970 CENSUS TRACTS LIFORNIA, MEXICO MUPREWENSNE PUNNING ORWNlUTlDH 17 e Finally, a review and evaluation of these forecasts is under- way by individual local planning organizations, and a revised set of projections will be adopted. (Adoption of Final Series V Forecasts was initially expected for August 1980.) ‘A word of caution should be inserted at this juncture about CPO forecasts. While the validity of CPO projections is well- accepted at the County and MSA level, the methods of disaggre- gating the data to smaller areas have, in the past, encountered widespread controversy. Because of this, and because the latest available data to usarl the yet to be adopted Series V Preliminary Forecasts, the follc ing analysis does not use subregional data. stressed that the La Costa market area itself has been estab- It should be lished to be the entire North County. Tables 111-2 through 111-5 present the CPO forecasts for growtk in San Diego County through the year 2000. The County of San Diego, over the next 20 years, is projected 1 rise over 2% annually, for a total of nearly one million new people by the year 2000. The region will gain nearly 375,000 new jobs, with particularly dramatic growth in the wholesale and retail trade, and service industries. While construction employment decreases slightly over the entire period, it is expected to expand significantly over the first half of the 19 With growth of this magnitude in the levels of population and employment, the demand for housing will undergo simultaneous i creases - it is expected that nearly 430,000 housing units wil be occupied over the 20-year period. The City of San Diego, the focus for the entire region, is ex- pected to grow only slightly within its central area. Because expansion is limited by the Mexican border to the south, and the desert areas to the east, growth is naturally taking place primarily to the north. The Morthern City area expects signif icant growth in population, employment and housing. The North County is projected to undergo the greatest expansion -- an increase of over 325,000 in population, 84,000 new jobs, and 150,000 new housing units. 2. Short-Run Growth Rates while the long-run growth rates for the region, and the North County, in particular, offer abundant reasons for assuming a strong housing market (8), short-run growth is apt to be vola- tile and its effect on Ea Costa significant. Of immediate 18 ha, d ms hac, 1 I dP 1 R i I I 1 1 I i 1 I i I I z!s *w +e GO ti? tlW I- h dpm 4J d G rJ 0 so rlQ0 c,OI a 3m 4 O CI rl c rd VI r: .d 4 c 0 HO Hd Ha E ow rl 8 g a, 8&? 0 0 0 cv Ln cn cn rl YE $8 m co d E-C -4 i-i -4 0-7 3 -d V 4 rd C, 0 t3 CCI 0 4J rn m u k al 0 Er I- W cn rl dp dpdpdpdpdpdp W 0u)awu)o 0 otrwdaw rl dcvcvcvcvcv dP dPdPdpdpdPdP I- aeaomrl a awcnmw9 m wo00cnem m CJPt’lna3P . O Ft22220 0 Q) 0 u)Q\mCoqp r*) fialn9wcv l- Pcvrn900 0 d - -- - -.- dP 0 cnmmo~o 00 dWaJcvO0 d a wdocnew w wrlarlQ) 0 mm drl rl . ??<??i< m I- d . c, 0 -4 4J rd cn W N -4 d c rd bl M dP k b c -4 G c rd 4 0 aadalno 0 coaoodo cv I-mcoaab, e PI 9 m b, u) Nri cn oammmo dP rlcnarlao a W I-trmot’m a eat’dw cn mol rld ““1 ?a ,cVc .? - m O g,”goag m 0 2 u)u)cnou)m m d,mO%e u) d a OOWd a mm d dp 4 c.. -4. $ 42 a, 4 h ash 5 @OD 0 a E T$S a gig; zw tn ki 04cvm-m 2 !xi 5 VI rl cn %ZSZ% -4 rn c a, c Idw k rl Id @ u Uh ha 0 h3‘3 5 u dum (u 4.*5@5@ *rl 9”i fan Ei Ei @c,U c, 0 m ld &IC -4+$83 E% 0 .. 0 cn 0 u k ou b’l Uh a, a, ad g 4 a 2E 2g a)k mu Id kdP 4 $ fls 738 4k ow B h k VO mo lo am CI Ha 10 b a m hm 0 1 a4 b H H CC H -PO $ 3 -4 z w 0 a up: Id I3 UO =t.t em ala, : "k m 0 rlF: afd Em w 5 c H ! dpdpdQdpdpBdpdpo\p wrlI-mmD;)r(rnrn 7lmom\DIDlnbm OrlOrlCVCJNCVrl I @fl do do do dad0 da da cDmmoI-owmw mml-lm~cncJmLn m mbbbcom * * * * b b 0 I c 0 000000000 -rl 000000000 c, ooo~bmcvmno3 a .&4.&44&4 N *mLnwmowocn TI -rrlrltYdw c I d rl Id m k 0 tn c vi G c fd rl PI ? dU A -4 2 a, E k c c .$Z u) kX-rlkId\fi c, V Idkc6&2$$2 g k c, w ul a, G 4 k kcc6moF:k~ 5 h a, k 5 c, rd m k ale Ba, kO 0 -4 kc, U f=@k 01045 a,* 0.d 31wCl=l@a, F: 4J Uc,krl\ al rlrllU a, U k am -4 a, ul 5 c 4 Id 3 tr, -4 kG-ria, 0 .rl u1 c a, k a .I 4C82kSLtnS tll X& 2s *22 $2 1 I I 1 I I I I I I I 1 I I i I O(u0 do so CY c3F! dp0 rl 0 rlco 3.( aclo % 05': +, c V HMa, UP 0 rl 70 8 c P4 0 0 a, -rl n 0 rd u) c -4 Ln 0 -r HO rl tn IF; H 4 curl 3 BPI rl a 4J 0 Erc Icl 0 c, [I) (d u a, k 0 R "t;l In co 0 rl i8 a, P al r-4 do dpdpdpdododp In co %sb,gi2% 9 a3NmInp-r 0 qot-cvo~ cv ONcvcvmN dp dpdPdpdOdP@ N cJcnQ3alLo~ W rlmmmqrl m rllna,wo\cD P4 mmmr-Ilt?m coo a, NmgFcog mcl WPdW 0 P N 00CD0b0 u, rnN-PcocJ cvr-4rlm 0 - ----?- rla,orJoo do 0 rl a, 0ma, -r P Pdrl0mO COPcv ZSb q - ?P? c - - v W -rwqqw In N 0-r - N rlmrlmrlo mQ'Iwp00 P 00mp &? rl rl 0 a, r: c c - - -? c 0 cli *rl P c, CJ Plral :sYrrCod c rd cv N -4 c a 0 wcurlmwo tr \S)cv\S)eoo c I- L- k 0 0 ma,u,cvcDcr N 0 N c, -4 c c m co0cs0N0 do ri Qf a, W 0 PI cv W 0 W * -4 rl [I) rl c Id a, c rdw *os, PC E qwm-m 9 dp Ln rl N !A a, co N C0-w- a,:W cv qmZ%% tr 0, N WrrOrn~0 Kl c c mPmrlrlq P*WO\S)rl PI qrlp c-c-c ,qrlz?x a, c cl c dR s 0 8 !di u 5 0 +, hkq 8 2 up ha0 462.3VO 5(uO .. 3 Abh tJl 55LJLJ UNO, 5 E-G k*ki rn a Lrnwzw orlCVm-3'm Prn u 0 rn Q) u kV, OUP Q) u Ll 5 0 -4 :z:oa !i rn 2 k Idk8 & rdc, $23 8 so QO &I uco I- 8% *!? Ei :$% 0 l!%E h c, 0 V 0 so .POI tn m a, l-l -4 cl r: 4 0 tn I m -lJ m -I4 IF: HZ In H cn Hb cn rl G Q) .rl rlv! SIP a0 WZ 0 0 N Ln co a m a, rl -4 u u 0 rH 0 v m (d u a, k 0 Er 9 co b m rl dp dpdpdpdpdpdp ID rlcvomwm cr mcrcvIDbcr cv ocvmcvmm dp dpdpdpffdpdp cv ID(vabbb b mmmdmb 0 rlmcnb I- NQOC-~Z rld d bobboo W a cv cr rl rl q bL"mWF;'g L oo??, b- mom%%m - bcvco m co -mu0 IC e Lncubmmo m Ocrl-lO3Wd W 0 (vcvdl-tN cv rl e CngaWcvO dp - ao,????? rl - c 0 -4 ID bcvcoeInO dp c, cr ebme-30 ri c a m WFrlWrnCO In bmcvooa 9 N .rl In mdbm cv a .---.- 0 SNdrlN r! rl wcvco(*)cvo do E mommmo 0 0 b rlmmbmm cv co bcrC-rlO\I) cv W ambmb cv b 4 .. .\b. tn c drl drl -4 d F: (v rlNIZIDIDO dp 4 0 NCUcrcndO rl PI d corn W cot-corDmcr cn 0 WcrInOrl rl ID drl dd . - b *???.? $ rl z -4 a, c a, k E 0 u a Q dl2 Id %i USr CL 3 Q%O>, 8; 5ii $8 ?Y 4J dum 5 0 u b Q) 4J4J.P.P.lJ.P -4 &=rrnkro -4 * 2E.S ..'888 v1 5o a* Q) u 0 8; .e 2 a ;,.ssgw Id sn Odmmqln zro :a ro B v) Io 0 0 I I I I 1 I I I I I I I I I 1 I I interest are economic problems affecting both the supply and the demand for housing. While shifts in the economy tend to equilibrate over the long- run, at present, the situation is uncertain for the housing industry. bottomed out, it is the opinion of most economists that re- covery will be less rapid than had been hoped, and unemploy- ment will remain at higher levels than at the outset. addition, because national economic efforts to fight infla- tion are invariably aimed at constricting the growth of the money supply, high interest rates and tight financing will continue to be inevitably cyclical problems for the housing industry. Though interest rates have fallen substantially from the record highs of near 20% at the beginning of this year, it is unlikely that they will fall any lower than the present 11-12% levels. The result of decreased employment and the cyclical problems of financing might substantially affect the region's housing demand in the short-run. However, though the effect on La Costa might result in a delay or amendment to its build-out schedule, the development plan is prepared to deal with short-run contingencies of this nature, and in the long-run is unlikely to be affected significantly. Regarding the supply side of the housing equation, there is at least one issue which requires comment. In recent years, residential construction has been limited by the Encina Water Control Facility's April 1977 moratorium on sewer permits -- a situation under which permits are avail- able only when a sewer hook-up allocation is available. Because the facility serves Carlsbad, it has dramatically affected construction activity in the City. In 1977, Carlsbad issued an inordinately high number of permits with restrictions fully in effect, the City issued only 146 permits, and only 174 were issued in 1979. Though the recession of 1979-80 seems to have In (2,7621 in anticipation of the moratorium: by 1978, however, I 23 w 0 D. The Market for Housing at La Costa 1. La Costa's Target Market Share Given the regional growth rates for the number of occupied 'housing units, as projected by CPO, and taking La Costa's planned build-out schedule, one can simply determine La Costa': implied target market share. This represents a measure of the degree of market penetration which the development will requirc if it is to successfully implement its construction and market. ing strategies. Table 111-6 presents the La Costa Master Plan area's target capture rates for both the entire San Diego market area, as we: as for the North County. Over the 20-year period, La Costa's market share would represent less than 2% of the San Diego region's projected growth, and only slightly over 5% of the North County's. When analyzed by period, the rate does not va: widely, indicating steady and largely parallel growth pro jectic A comparison of these projected capture rates with La Costa's historical performance results, in general, in great similarit] With the exception of 1978 and 1979, when Carlsbad was severel] limited by the sewer moratorium, La Costa's construction activ- ity, as a proportion of the region, has been in the same range as are future projections. In addition, and as a further means of guaranteeing a successfi market performance, La Costa's construction plans represent a breakdown by type of product very similar to the expected need: of the market area. As shown in Table 111-7, the proportion oj single family and multi-family units planned for La Costa matcl almost exactly the projected requirements of San Diego County. 2. Housing Costs and Income Requirements Achieving La Costa's target for market share depends upon fact- ors other than product mix, of course. As pointed out earlier, La Costa's plans call for housing- at the very high end of the price structure, thereby inevitably limiting its target market, Table III-8 presents estimates of incomes required of prospect- ive La Costa home buyers. Based, as they are, on a series of assumptions which are subject to change, they should be inter- preted carefully. The assumptions on which the estimates are based are the following: 24 a, ON, ON, dp P b cn $4 kQ, W In W Urd A N 0 * * I 8 1 I I 1 I i 1 1 I 1 1 l I y h c,a CQ, 5a oc, urd m In b cn 9 m W m W cn co b - 4 oa ELn m tnca Q) N' $5 4 -rl rn W -rl nc, rl rl -4 F: 3 b, VI c 4 rn 3 a, 0 x a a, .rl u a 5 u u a wo ha, I HI Cic H HQ) k ua, 4s t am 4rn rd kc, Bcr 0 4 a, zc, x 3 k m In b rl cv 0 * ha, Flc, 4Ja In cb ?-I fP m rl cn W m b co rl m m m m c,rd W 34 m m b . ard n m4J c, 4s a, mo b 0 m tn 01 0 cn * k ua b b Lo a I3 (d p9 c, Kn 0 0 u 0 In m 0 03 m cv m 5 0 -rl I I I l=i W In In Q) b 03 m k m m m PI rl rl rl 2 . b a -rl * l4g rl cv dp a3 W * 4 c 0 rl .rl w -iJ W rd . N 03 -rl hl c -3 ccl tn k 0 tn c TI c I- c m ccl . rl In p1 a 3 -4 vf c a, L: 0 Q, rl k b a cn * u rl a c a h I= a a u b a - 5 Eo 3 cv * 0 a3 4 a 4J 0 rn 0 0 0 u cv I m co 4 w m rl a, rl u rd k c, 5 0 0 B v3 .. dP mr- rlm r-N mw me m-3 . vu vu 0 d 0 (v 0-w ow- OdW OCVP b\-!b iuclo mmuJ NdrCC, 4 qbu om- .44 4.. dp Ln tn m 4 mrl -rw CI . rd me mw N me mcr -4 c a WWW 0-u2 Dl dW* 0-m k mmr- mmcn 0 mCOw mmm F, 4 mNN c mmw -4 YV uv 4.4 44. 4 0 E ow f m bCI m i -4 cn HF: tn H3 rl H b, nn n- mr- rlm c PC . . . rd wm wm d mq $ 4 VIP PC vv vv k 10 r-wrl omrl a, F: Fwd om- 4 aJ COmm r-mm to J2 4.4 44. (d a k a mm- COrlfi E wmm r-crm a aw BO 3: 5 a, -4 03 a II 1 u cn u rl 0 n- - CON nn - a pm F, r= 4co c rd wm 024 -4 me c, ?Y tn F: WNcr -4 m -me oc) ONCO x w - 0 wwm owm -4- wmm mol4 5.4 U ONCO h om- c a wmw a c YV YY 2 - c, c a, a,u 00 00 0 00 00 0 ocv ma cv vu3 cod m uo ai mTr Trco m cu HO he da, * fd4J 4J 94 m ea, cA 4m c, c 00 00 0 ah a, a,d 0 00 00 0 mw No3 In kC k -rl 4J a, rd 36 a Lb . v,d mco w vw wo cv c, WO rld m a,= 0 P;m * 0 c, u 4 4J rd hQ in Am k kO rdu a, c a, *D c d .rl a- am 4J3 03- Em 03 Ok I zrd 00 H rl BE H Q)d H 30 a,4J rl 00 a am 4d am E mrl Pi LL .L E: k I 1 I I I I I I I 1 I 1 1 1 I I L .. rb ld 00 00 0 00 00 0 wm cob 0 mco mtv 03 rld dm m .4 .. L 30 -rl n 00 00 0 00 00 0 00 00 0 00 00 0 CJF coo m dd rlm m m- a, u -rl k -5 -L 5 8" PC 4-1 0 v1 d m ha, ww FW m 04 ml- 4 2" N.2 w g a, 4" 3; cJ4 Gl a, zw 0 u c H cJ Eo 34 rl -4 h rl h a, Er a Er a, a, -4 -4 4 4 ?Y E tn E: tn m c, tn c -rl rl c -rl 9 0 X 2 -8 2 F;I g CII CII -9 c 4J a, c a, a a,@ Ma Gar 3 -lJx QWGa U +, a+,+, cgcc 5 a, @a, F: OkUU rd kmkk 4 alaala, rd c, ahaa OONrl m Nmrl 0 W rd ?l E: ld 5 $E R a pc, .. z 4 0 -4 4 .. a, u k Lo 3 0 f 2 ul w W a. The cost of housing is estimated at both 30% and 40% of a household's gross income. b. The loan with which the purchase of a home would be made would have the following terms : 0 20% down payment 0 30-year term 0 12% interest rate. The type and value of products offered fall into three cate- gories : 0 Moderately priced multi-family units at $125,000. 0 Moderate to high priced multi-family and single family units in the $170,000 to $180,000 range. 0 Noderate to high priced rural estate homes, ranging from $300,000 to $350,000. The moderately priced multi-family units in the $125,000 price range will appeal to two types of buyers. The first type will be typically purchasing their first home, using two incomes to support the mortgage payment. income, but will use equity from a previous home to purchase the new one. people who have already raised a family. The moderate to high priced multi- and single family units in income buyers, who will be using equity from a previous home or from other investments. The moderate to high priced rural estate homes, priced from $300,000 to $350,000 will appeal to high income buyers who have a large equity base established. be attracted by the prestige environment and the protected neighborhoods. Because 1980 census data on population by income classifica- tions is unavailable at this time, and because 1975 data is largely outdated, it is difficult to accurately quantify the size of the relevant market. prospective La Costa homeowners will limit this market to a relatively affluent section of the population. The second type will have a lowe This second type of buyer could be one or two the $170,000 to $180,000 range will appeal to moderately high This type of buyer will Clearly, the incomes required of 28 I 9 0 I I I I 1 1 I 1 I I 1 I 1 I I I I 3. Commercial Commercial development in the "Existing La Costa" and the Master Plan areas will occur in five phases. land use is predominately local-serving, and thus the phasing is such that it parallels the residential development. Table 111-9 indicates the phasing and the number of square feet in commercial development that will occur in La Costa. The commercial Table 111-9 Commercial Development for "Existing La Costa" and the 1 Master Plan Area (Number of square feet by year) Local-Serving Super Other Off ice Year Market Retail Commercial Area 1980 30,000 65,000 10,000 Master Plan 25,000 20 # 000 "Existing La Costa 19 85 30,000 1988 60,000 30,000 20#000 Master Plan 1994 30 , 000 20,000 20,000 Master Plan 1996 30,000 15 f 000 10,000 Master Plan 180 f 000 185,000 80,000 Total Source: La Costa Land Company A comparison of the proposed supply of local-serving commercia land with the demand created from new residential units indica that supply will not be able to meet the demand for local corn cia1 uses. Table 111-10 indicates that there will be a need f an added 158,000 square feet of local-serving commercial land at the project's build-out. 29 a w Table 111-10 Commercial Demand and Supply for "Existing La Costa" and the Master Plan Area (In square feet of commercial space) "Existing Master La Costa" Plan Total Demand 1 180,600 343,000 523,600 55,000 310,000 365,000 Supply Excess Demand 125,600 33,000 158,600 - 1/ Assumptions : Average Income - $35,000 Spent for food Spent for other retail = 10.4% X 40% local = 18.3% X $35,000 = $6,400 G $150 commercial sales per sq. ft. = 42.7 "Existing La Costa" D.U.'s = 4,232 X 42.7 = 180,600 sq. ft- = 18.8% X 75% local = 14.1% 4.2% Total n sq. ft. per D.U. Master Plan D.U. 's = 8,042 X 42.7 = 343,000 Sq. ft. Source: Consumer Price Index and McDonald c Associates. This short-fall of commercial supply is based on the assumption that the average income per D.U. is $35,000, and that commercial income will be approximately $150 per square foot, assumes that local expenditures for food and other retail will represent 14 and 4 percent, respectively. The percentages of local expenditures are based on the isolated nature of the La Costa community. La Costa residents must drive 5 - 10 minutes for conunercial service outside the community. It also 30 I e e I I I I I I I 1 I I 1 1 I I 4. Competition from Other Areas La Costa is perceived by Southern Californians as a prestigiol location with quality homes that compare favorably with the Dc Mar, Lomas Santa Fe, and La Jolla areas to the south, and the Laguna Beach, and Newport Beach areas to the north. The major advantages that La Costa has over these northern an( southern areas are: 0 La Costa is more secluded and perceived as a secure, homogenous community . 0 The price of prestige housing is lower in La Costa than any of the surrounding locations, and is considered an excellent value in relation to other comparable housing. 0 La Costa is close to both San Diego and Los Angeles met- 1 ropolitan areas, yet it has high quality recreational amenities and environment lacking in those areas. La Costa represents the only tested and established pres- tige community which is still generating a substantial number of new homes. The areas to the north and south are substantially built-out with no major expansion 0 1 capacity remaining. The major disadvantages are: 0 The La Costa community commuting distance to employment centers in San Diego and Orange County is greater than prestige areas to the north and south,. 0 While La Costa enjoys the Mediterranean climate, it is approximately four miles from the beach and lacks a direct view of the Pacific Ocean. I The real estate market in La Costa is able to capitalize on the advantages that accrue to the community. Generally, La Costa's housing is perceived as being reasonably priced, corn. pared to available prestige housing, and is expected to equa or out-perform the general property value appreciation level expected in the regional real estate market. 1 31 W w E. Conclusions on Marketability Because the market conclusions, andassumptions upon which they are based, are subject to uncertainty in the final analysis, any marketing analysis should be careful to avoid overstating *its conclusions. In the case of La Costa, because the project margin for error into its projections, conclusions about mark- etability can be more clearly defined than is usual. To be as direct and unambiguous as possible, the conclusions are presented individually as they pertain to particular market related questions. 0 planning process itself cautiously incorporated a reasonable A comparison of the build-out and phasing plans points to a well-conceived development plan. While the Master Plan minimizes the lag period between infrastructure installa- tion and residential construction, it nonetheless allows enough margin to accommodate the contingencies of a cyclic2 housing market. CPO projections for San Diego County, and the North County area, in particular, anticipate a 20-year period of very active growth. target capture rates of 1.88% for San Diego County, 5.37% for the North County seem reasonable and attainable. La Costa's marketing strategy has been designed with good understanding of both the market area and the demographic trends within it. In switching from a vacation and second home resort to a development whose target is the young family buying its primary home, La Costa has significantly expanded the appeal of its product. added a product mixture -- approximately 55% single family, and 45% multi-family -- which closely represents San Diego County's pattern of projected demand. While the pricing of La Costa homes is high, in relation to comparable developments in the area, it is not excessive and should compete well. 0 In the light of these estimates, La Costa's and a To this La Costa has a 0 La Costa's plans to market community-serving commercial space are, if anything, less ambitious than they could be. Even cautious population growth projections would create sufficient demand to insure the success of the planned commercial areas. 32 1 v 0 I I I I I I I u I 1 1 I I 1 I I 1 I IV. PUBLIC SERVICES REQUIR%MENTS & COSTS In an urbanized area such as La Costa, basic public systems and services are required to meet the needs of residents. Water, sewage and roads are key elements to development, and must be supplemented by other systems such as flood control and refuse collection. In addition, the list of essential services must necessarily include general municipal functions such as: general administration, police and fire protection, land use controls, and health and social services (i.e., schools, libraries, and recreational facilities). In La Costa, these local services are provided by the City of Carlsbad, four independent water and sewer districts, four separate school districts, as well as private organizations and businesses. Build-out of the La Costa Master Plan (9) will inevitably require that these service providers enlarge their facilities and service capacities to adequately meet the increased demand. The paragraphs that follow provide an overview of governmental services in La Costa as they exist today, and also describes the impact of La Costa project alternatives upon these public services. A. Overview of Services Table IV-1 shows both the services which are provided in La Costa and what agencies provide them. It lists 14 services grouped into six categories: 0 General government 0 Public protection 0 Community development 0 Sanitation and water 0 Recreation and culture 0 Education. Many interviews were conducted and relevant documents reviewe in order to estimate the added public service level required in the future by the "Existing La Costa" and proposed Master Plan areas. The Space Utilization Associates' (SUA) report ( 33 c, h -4 c 0 u (d 5 0) u G (d c 1-I Frr rl R P) 9) N c 0 u u U r( u $4 U &I U (d 0) [I) a bc 1-I uuaJ G rl EE0) a 0 uuu E $4 UuG u z: h u Cdaa u aac (d a0)a a aFlu aJ u d ea M M1-I 6 g k u a u m G 2 3 4 u Q) rl YIO Oh c4 m (d P ZZP u $ $8 7 a VI ”$ U kv -v) u 0)- rlaJ UEO 1-Iu (duo url aQrl ea 0) (dk crla Pa a1-I ah r17h 00) 2-52 2 g $2 U c 0)Q) &2 a& u 52 gz c 00) 1-IC.l U U add uo U1-Il-l G a.l+ 0) 0)uo 0) muu d uu WUU E GS e 00)u H MI+ U c(d 0)u Eu 1-I ptoo 0)ua u, duo 0 duo cd.riUUeJ U Orid rlz!uu urn 4 & PIFrrFrr +J ptGlmm rl d U c 9)rl rl hlme rnU)hCO u u bo$ g g MUG +G ?2 rl mma~rd Url em U u a& uv ~ &; a E5 .... 2. 4 ... E 0 V 9 PI F I I I 1 I I LC -4 3 WO PC 2 Ok i; 2-4 h 4 .rl c, v1 c Q) E 5 m !2 d U 0 a, rl rl 0 L) U G U a h k 4J cd U a UL) a, a, dt4 k UU U d g 5 Ud U n 2 e: 4s Io .F;L k d m4$ a t4 %:E 5 kU g 4J01 4 rl Gas, : rb rb Cdq k .r( hd R3 g u f2 cdh ah a, rlnm .r( uc UUd3 a3 cd kn do U V dUk 5 2; aavl R *a, t4 u4v au 1 I 1 I rl (d m a, 0 L.l a, VI g d U U rl 4 ao n 3 em v (do) a, a, k 4k M m 4 mu co 2 *U c 2 Gal g z-2 g: *2 .d a, a 3 P I4 g(d w dP, U cd a,. 2 z .2g m 5 &3 Q)& u U cd U. -dm 0 rl kW m rl 4 vrl rl m 2 L. b ).( al a d 3 wo Oh I& Ba zE P) VI 3 *rl G 0 u z -rd U U rl k U urn url uhu rlu u4 h m-rlo UrlLlO url n mnus *rl v) u nrlrlm on do s ocrl M 0 u 04 s ma u c am 0 TI *I+ rl aJU4 d d rld OP rcl c.rl poz a % hE: $-la U am E UC ala GO aJu Ea am ut3 2 -2 !?: 8" U crc ow 7-1 :s 7rl a w J I w e 1 I I 1 I 1 I I I I 1 I 1 1 I i I 35 1 which was sponsored by the City of Carlsbad in 1977-78, was of particular value as a base document for evaluating future staff requirements at various population benchmarks. SUA report was based on significant input from staff and thus reflects City policy as to future staffing requirements. The SUA estimates of future staff requirements were used for the general government, and public protection categories, and portions of the community development category. The staff to population ratio for these categories was estimated by SUA to decrease as the City grows larger. While the City population expands by a factor of three, the staffs of selected services is expected to only expand by a factor of two, The SUA docu- ment justifies this assumption based on the performance of like cities of various population ranges, and through a de- tailed analysis of constant and variable staff positions. Examples of constant staff positions tend to be administrative in nature, For example, the City will require a Police Chief and City Manager regardless of the eventual size: police patrolmen and City attorney requirements will increase at approximately the same rate as population. Throughout the analysis, the term "1980 constant dollars" is used. Costs and revenues are presented in dollars of constanl 1980 purchasing power, rather than including an allowance for future price inflation. An exception is made in all cases where the constant dollar assumption would distort the conclu- sions. For example, an allowance is made for inflation in excess of the average future inflation rate for items (e.g., street lighting costs, utility franchise revenues) that re- spond to energy costs. since the tax on gasoline is tied only to number of gallons sold and not to gasoline prices or road-related costs - the actual purchasing power of the City's gasoline tax entitle- ment is declining. The however, An allowance is made €or the fact tha 1. General Government Governmental administration for the La Costa community is pri- marily the responsibility of the City of Carlsbad, and includc the following functions: City Manager, City Council, and Cit Attorney, as well as all financial, personnel, purchasing and central services. The growth projected for "Existing La Costt in addition to the Master Plan area, will require that genera administration increase its current staff levels. Estimates for the increases in the staffing of general government depar ments are based on the Facilities Requirement Plan, City of W w Carlsbad report issued in 1978 by SUA The SUA report, as described earlier, uses City staff levels associated with various population and projected staff in- creases. The projected staff increases are dependent upon the City's level of growth. Table IV-2 presents these in- .creases under two assumptions: a build-out population of 80,000 which would not include the Master Plan, and a population of 100,000 which would include the Master Plan's projected increase of 20,000 residents, Because the allocation of general government costs is directly related to the population, these costs would grow gradually, and full levels of staffing would be required only when full build-out was attained. This same methodology was used to determine the required levels for police services and, at least in part, for both the Building and Planning Departments. (21). - 2. Police Services The La Costa community is provided police services by the City of Carlsbad Police Department. At present, the Depart- ment's 68 patrol and support personnel are sufficient for the City's population of 35,500 but, as the City expands, the Police Department will necessarily have to increase its staff. Using the SUA report's criteria (21), along with population projections, incremental staff reGirements were estimated for the Police Department. Table IV-3 presents these esti- mates, comparing La Costa's build-out population with and without the Master Plan. Because of the relative wealth of La Costa residents, the com- munity will require police services primarily for nonviolent burglaries. There is no indication that the community would require any greater or lesser levels of service than the re- mainder of Carlsbad. Once again, as the demand for police services is assumed to increase with the City's expansion in population, the alloca- tion of costs will be gradual over time, reaching its limit at the point of build-out. 36 1 Total New Population (Year 2000) Staff to Population Ratio 1 1 Total New Staff I 1 Annual Costs (1980 Dollars) Annual Cost Per Staff Member 1 Total Annual Staff Costs Capital Costs (1980 Dollars) Capita Costs Per Staff ember' I Total Capital Costs "Existing Master La Cos1 La Costa" Plan Totals 8,325 20,398 28r72 1/1 , 39 0 1/1,700 1/1,60 6 12 1 $ 30,760 $ 30,760 $ 30,76 369,120 553,68 184,560 $ 17,000 $ 17,000 $ 17100 102,000 204,000 306,OO "Existing Master La Costa" Plan Total New Population 8,325 20,398 Staff to Population Ratio 1/808 1/860 Total New Staff 10.3 23.7 Annual Costs (1980 Dollars) Annual Cost/Staff Member $ 32,000 $ 32,000 Total Annual Staff Costs 329,600 758,400 Capital Costs (1980 -mllars) La Costa Share 1984 - Major Expansion $126,000 $290,000 1990 - Minor Expansion 31,600 72,600 La Costa Totals 28,723 1/845 34 $ 32,000 1,088,000 $ 416,000 104,200 I i "Existing !$aster La Costa" Plan I La Costi Totals I Total New Staff I I Annual Costs (1980 Dollars) Annual Cost per Staff Member Total Annual Staff costs 0 12 12 no additional $ 33,056 $ 33,056 operating cost 396,700 396,700 staff or I Capital Costs (1980 Dollars) Land Cost 1 $100,000 $100,000 no additional 1250 GPM Pump 4,000 sq. ft. Building Totals I capital costs 120,000 120,000 280,000 280,000 $500,000 $5 00,000 w w 3. Fire Protection Fire protection in the La Costa community is provided by the Carlsbad Fire Department's Station No. 2. This station is able to provide a first engine response time of five minutes or less to approximately 70 percent of the "Existing La Costa" community, and 50 percent of the Master Plan area. In order vice, it is necessary for the first engine response time to be within five minutes for the entire service area. When the Master Plan areas in the southeast and southwest are developed, an additional fire station will be necessary to both maintain a five-minute response time, and continue to offer adequate back-up needed in the larger community. With- out the Master Plan development, it would be beneficial to move the existing fire station to a more central location within "Existing La Costa." Because the move to a new loca- tion and structure could be funded through the sale of the existing station to a public or private organization, no ad- ditional capital costs are anticipated. If the Master Plan build-out occurred on schedule, additional fire protection costs would begin in 1984, with the addition of $500,000 in capital improvements (a new fire station) and $396,700 in annual staff and operating costs. dicates the staffing, operating and capital costs for fire protection services for the "Existing La Costa" and Master Plan areas (20). - to meet the minimum acceptable level of fire protection ser- Table IV-4 in- 4. Flood Control - Storm Drains The San Diego County Flood Control District, Zone 1, is re- sponsible for operating and maintaining the waterway and storm drain system in La Costa. The District is also responsible for the repair and maintenance of the storm drainage system, as well as investigation of potential problems. The storm drainage system within La Costa is installed by the developer at the time of development. costs, heaviest during the first year because of development- that the developer post a bond previous to the approval of any subdivision plans. The bond will then pay for the cost for development. Once the storm drains are installed and in operation, operating costs are met by property tax revenues or by the establishment of a special assessment district (14). Initial maintenance related siltation and debris, will be covered by requiring - 40 I - e I I I I I I I I I -I I I I 1 I I I I During the two years since Proposition 13, only 70 percent of the property tax revenue for the San Diego County Flood Contrc District, Zone I, was used to meet the District's operating and maintenance costs. The remaining 30 percent, along with County augmentation funds, were used to fund capital improve- ments and flood channel mapping. 5. Planning and Building Departments The City of Carlsbad provides all planning and building in- spection services for La Costa. In these efforts, each depari ment allocates approximately half of its time to construction or growth-related activities, with the remaining half used to serve the City's ongoing planning programs. The Building Department's growth-related services include the inspection of plans and the regulation over the construction of new buildings. over additions, alterations, demolitions, conversions and re- pairs to existing buildings. The Planning Department processes construction plans , as well as development and subdivision maps. In addition, they coop- erate with architects, engineers and developers in coordinat- ing plans for new construction with municipal policy. Their general services include the processing of both variances and conditional use permits, as well as the advising of residents on land use, zoning and business license review. The Plannin Department is also responsible for the City's general plan, zoning ordinance, and serving as staff for the Planning Commi sion. Table IV-5 presents staff requirements, as well as operating and capital costs resulting from La Costa's building activity Day-to-day services include supervision 6, Streets and Traffic Signals The City of Carlsbad, through its Public Works Department, provides all street-related services, including cleaning, mai tenance, and signal and sign installation. While the cost of constructing minor streets, sidewalks, and gutters is the re- sponsibility of the developer, once construction is complete, they are dedicated to the City, and become a City maintenance responsibility. 41 w v The cost of installing major and prime arterials is shared by both the City and the developer. strip of paving. Any paving in excess of 64 feet is the responsibility of the City. Table IV-7 indicates the number of miles and the road cost that would accrue to the City. The developer is respon- sible for the gutters, street lighting, and a 64-foot wide 42 "Existing Master La Costa'' Plan 1 I I through Build-Out 4,232 8,042 1 I I I I 1 i I New Construction 0 Building Permits 0 One Employee Process 89 Permitsflear - Number of Employees 47.5 90.0 (Includes leased space) 35 I 400 35,400 0 Cos t/Employee Total Costs I through Build-Out $1,681,500 $3,186,000 Ongoing Services 0 Total New Staff 3 6 0 Annual Costs (1980 Dollars) Annual Cos t/S taf f 33,480 33,480 Total Annual Staff Costs $100,440 $200,800 Capital Costs (1980 Dollars) 1 17,000 17,000 Total Capital Costs $ 51,000 $102 , 000 0 Capital Costs/Staff Member La Cos. Totals 12,2' 137, 35,4( $4,867,51 3314 17,O $153,0 W w Operating costs for the City include a bi-weekly street sweep- ing, for which the annual cost amounts to $520 per road mile. In addition, City street surfaces require a thin seal coat of asphalt every 10 years, with an average cost of $10,600 per mile. Every 20 years, a roadway needs a complete surface overlay at a 1980 cost of $78,000 per mile. Table IV-6 presents both the estimated number of road miles to be dedicated to the City over La Costa's 20-year build-out period, and the costs involved for street cleaning and repair, The installation of signal lights is planned for every major intersection throughout both "Existing La Costa" and the Master Plan area. It was assumed that the cost of installa- tion is borne by the City of Carlsbad, and that installation will occur within the first 8 - 10 years of development. a cost of $75,000 per signal, and with plans for five signals each in both "Existing" and Master Plan La Costa, the total cost amounts to $750,000. At 7. Street Lighting Street lighting for Carlsbad and La Costa is provided by the City of Carlsbad's Utility Maintenance Department. stallation costs at La Costa are paid by the developer, while operating expenses are met by annual revenues from a special assessment district. businesses an annual fee based on projected expenses. this charge is adjusted annually to reflect any changes in operating costs, revenues are projected to meet expenses leavin2 no net surplus or deficit. All in- The district charges residences and Because 8. Sanitation and Water Services La Costa's water, sewage and waste disposal services are pro- vi de d by separate agencies. Table IV-7 presents both the agencies involved, and the proportion of services they supply a. Water As shown in Table IV-8, water is delivered to La Costa by three separate agencies. The majority of the property is serviced by the Olivenhain Municipal Water District (51%), and the Costa Real Water District (38%). 44 0 0 Table IV-6 1 1 I 1 I I I I I I I I 1 1 1 I I Miles of Additional Streets and Cost Assumptions for "Existing La Costa" and the Master Plan Area 1 New Road Miles As sump tion s Concerning Road Miles and Costs 0 Road Miles Single Family & Duplex = 46 ft Multi-Fami ly = 11 ft 0 costs (1) Sweeping = $520 annually per mile - $25/hour X 1. miles/hour X 26 sweeping per year. (2) Seal Coat - applied after years at a cost of $10,6 I per mile. Source: McDonald & Associates and La Costa Land Company. 45 0 Major Arterials: Miles Cost @ $285,00O/Mile 1 0 Prime Arterial : Miles Cost @ $665,00O/Mile 2 Total - Miles - costs 0 Development Phasing 1980 - 85 1985 - 90 1990 - 95 1995 - 00 Total Development Phasing *lrExisting Master La Costa La Costa" Plan Totals .5- 3.0- 3.5 142.5- 855.0- 997.5 2.45 2.85 5.3 $1,629.3- $1,895.2- $3 , 524.5 2.95 5.85 8.8 $1,771.8- $2,750.2- $4 , 522.0 1,328.8- 963.6- 2,292.4 443.0- 963.6- 1,406.6 685.5- 685.5 137.5- 137.5 1,771.8- 2,750.2- 4 , 522.0 I Costa Real Water District Lencadia County Water District Olivenhain Municipal Water San Marcos Co, Water District Carlsbad City Water/Sewage I 1 I District Ope rations Total Percentage of Total La Costa Per D.U. Sewage Solid Waste Water 38% - - - 81% - 51% - - 11% 11% - 8% 100% 100% 100% 100% - w w b. Sewage Facilities The La Costa community is also served by three separate agenc- ies providing sewage disposal services. is the Leucadia County Water District (81%), with the City of Carlsbad providing additional services in the northeast, and the San Marcos County Water District in the northwest. Despite the moratorium imposed upon the Leucadia Sewer District over the past few years, it is now certain that future expan- sion plans, including satelite sewer plants, will provide future capacity adequate to meet La Costa's build-out plans. All three districts financially support the expansion of treat- ment capacity through use of a connection fee, and expect to meet all capital requirements in this manner in the future. Connection fees per D.U. for the three sewer districts are as follows: e San Marcos - $2,400 per D.U. e Leucadia - $1,500 per D.U. 0 Carlsbad - $1,000 per D.U. Leucadia County Water District's ultimate connection and monthly service charges will be determined by the location of the pro- posed satelite sewage facility. Were the facility to be built in Southeast La Costa,'connection charges would run roughly $1,500 per D.U. If, on the other hand, the facility is located near Palomar Airport Road to the north, costs for additional transmission lines and pumping equipment would incerase these unit charges to approximately $3,000. The operating costs of all three sewage treatment and disposal facilities are covered by monthly service charges, which are adjusted annually to meet increased expenses. Because revenues match expenses, the cost/revenue balance for the 1980-2000 per- iod would be zero. The principal supplier c. Refuse Disposal Garbage collection and solid waste disposal services are pro- vided to La Costa residents by a private company. The City of Carlsbad does charge an inspection fee to cover the Utility Maintenance Department's service field checks. Again, because 48 "Existing La Costa". Acres to be Developed 18.9 Park Land Acres to Population Ratio 1/440 I I 8 8 Annual Costs (1980 Dollars) Annual Cost/Acre $ 15,000 Total Annual Cost 283,500 1 Capital Cost (1980 Dollars) Capital Cos t/Acre $ 65,000 Total Capital Costs 1,228,500 Master La Costa Plan Totals 50 68.9 1/410 1/417 $ 15,000 $ 15,000 750,000 1,033,500 $ 65,000 $ 65,000 3,250,000 4,478,500 "Existing Master La Costa" Plan Total New Population 8,325 20,398 Total New Staff 4.2 10.2 Annual Costs (1980 Dollars) Staff to Population Ratio lj2,OOO 1/2,000 Annual Costs/Staff Member $ 33,000 $ 33,000 Total Annual Staff Cost 138,600 336,600 Capital Costs' (1980 Dollars) Stage I - 1983 $398,000 (60%) $ 653,000 (40%) Stage 11 - 1988 266,000 (40%) 979,000 (60%) Total $664,000 $1,632,000 La Costa Totals 28,723 1/2,000 14.4 $ 33,000 475,200 $1,051,000 1,245,000 $2,296,000 I v 0 1 I I I 1 1 I 8 I 1 I 8 I I 1 In "Existing La Costa," build-out is projected by 1993, with l majority of the growth by 1985- the library expansion needed to accommodate "Existing La Cost will take place in stage one, with 60% of the cost allocated. 1983. The remaining 40% is allocated for 1988. The Master Plan area, on the other hand, has a build-out sche ule stretching to the year 2000. By 1985, 40% of the area wi be developed, and consequently only 40% of the library expans costs for the Master Plan will be allocated for stage two. As a result, a majority of 1 10. Elementary and Secondary Education Public education for kindergarten through high school is pro- vided to La Costa by four separate school districts. While t Carlsbad Unified School District will serve the development t the northwest, and the San Marcos Unified School District, th northeast, the majority of the new development in the south the San Diequito Union High School District. Table IV-11 presents the estimated number of new students who will attend schools within one of these districts, broken dow into elementary (kindergarten - 6th), and secondary (7th - 12 education. The table also presents total capital costs to be incurred. While the statewide trend is towards a reduced school enrollrr schools serving La Costa are already experiencing need for ex pansion because of local residential growth. All of the dis- tricts, with the exception of Encinitas Union, are using temF ary, portable classrooms. The schools are trying to avoid double sessions and year-round instruction. Clearly, any new students will require new facilities. For e timates of these needs, the California State Department of Ed cation's guidelines (3) were used for square footage and cor struction costs. A variety of existing and undetermined revenue sources will k required to meet these capital costs. Among the existing re- sources are land dedications for school sites from specific developments such as La Costa. At present, at least four elementary sites and one high school site are proposed withi the project area. Construction can be financed by developmer fees established by the School District, which are discretior or by fees imposed by the District,asauthorized by SB 201 (L which are restricted to temporary facilities. will be served by both the Encinitas Union School District an I - I - 51 0 Encinitas Union 1 Students Total Capital Cost 2 0 San Diequito Union Students Total Capital Costs 0 Carlsbad Unified Students Total Capital Costs 0 San Marcos Unified Students Total Capital Costs 0 Totals Students Capital Costs Kindergarten High School through (7th through La Costa 6th Grade 12th Grade) Totals 1,236 - 1,236 $5,933,000 - $ 5,933,000 1,126 1,126 - - $ 7,206,000 $ 7,206,000 162 145 307 $ 778,000 $ 928,000 $ 1,706,000 415 401 816 $1,992,000 $ 2,556,000 $ 4,558,000 1,813 1,672 3 , 485 $8,703,000 $10,700,000 $19,403,000 I e 1 I I B I I I I i It 1 1 1 I I I R I Several other revenue sources are being considered, and a number of questions are still under negotiation. Among them: a. San Diequito High School (7th - 12th) 0 The size of the school site is undetermined. 0 The development fee for permanent structures, which supplements SB 201 fees for temporary classrooms, is also undetermined. b. Encinitas Union (Kindergarten - 6th) 0 The District would prefer levying fees directly upon the developer, rather than through re- strictive SB 201 channels. This would allow the building of permanent facilities instead 0: temporary ones. c. Carlsbad Unified (Kindergarten - 12th) 0 At present, bus service is not available to La Costa's current or future students. Carlsb, Unified would prefer to detach the La Costa art of its District and have it annexed to the San Marcos Unified School District. 0 The La Costa Land Company and Carlsbad Unified School District have yet to reach an agreement regarding development fees. d, San Marcos Unified (Kindergarten - 12th) 0 Use of SB 201 fees for temporary classroom ex- pansion has reached its limit. The basic faci ities can no longer accommodate any temporary classrooms, and will require a full-scale expansion. 0 Major relief for expansion will come from eitht the State in the form of low interest loans, 0: from developer dedications and development fee: Ongoing revenues to cover educational operating expenses are guaranteed by the State on a per student basis. This is nece: sary because of the post-Proposition 13 shift in property tax revenues away from schools and towards the remaining property tax-supported services. Ongoing revenues for school district 53 w w are now structured so that the State controls the amount of funds received by school districts. Prior to Proposition 13 and AB 8, school districts would receive funds from develop- ment (property tax) increases and student generation (State aid). Financing for school capital costs will be met through land dedications for the school site and through the available (and to be negotiated) development fees that are levied against the new houses. The following factors indicate that financing for new schools will be met. a The marketing of residential development is contingent upon convenient and adequate school service. If students must be bussed great distances or are installed in crowded schools, the market for homes is reduced. 0 The school districts that serve the La Costa community have the ability to charge fees to new development for school construction. These fees are set by the District's School Board, and can be adjusted to reflect changes in construction costs and student generation. B. Projection of Public Services Costs The factors and costs described in the preceding report section were projected for the build-out periods of the "Existing La Costa" and the Master Plan alternatives. It should be noted that costs indicated on Tables IV-2 through IV-10 represent costs at build-out. The same approach was used to estimate increasing costs on a year-to-year basis throughout the build- out period. These annual costs for public services, associated with the La Costa project alternatives, are shown on Table IV-1: 54 1 0 !-I m \ a, d 1 m m +, m- IIIIIII I II I YI? S".'9Y '9 0 0 ON I owzm m ma rlN 0 mm ON I dm 4 In m (om d arl ?Q: -?.Pwq m m om Nr( m ... qm r dd N l\dl I I li $ urn kf mo Qa *m rl Id m -rOIdLna+ $ 000 d rlN 9 mm rlm om rmrm ~n rg \o NO v DN + -00 LD pm r- wm ... a. ... po (dm &I AI lgzg -g ow I AiGi i r( $2 dN 4z 27 d d m dm m ?? P r-InIGG&< co' i-w 6 m4 Puum \D Fv OOQP Q1 .. cm 0 03 m rl dN I m'A&;d N' d rlm PN P ~m m mOPa 00 m dLD rD0 4 mo 00 AN om ?4 00 0 0 er- mm r( 0 rlm PO UN Nm 99 PlDlm'LnIA lo mwom w ?? v) a5 .rc W m 4 U& m Id I 0 I 00 IW 5m 44 -.-I .rc W 1W I p? Pa0 =m W Nmm m rl4JE: md Id mw I iai&r; d AN Nm mm m rlN dw UP c.9 ria ?? 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I AI 1,Ilx x Pm m 0 oro'1Q-!'4yo~ O VI om N wm 0 .. Ln m wm tn d wmwomzu w m~mow mm N arc 0- ? mP mPmN 94 '9 &I l<llui d PN or P rl om ??".",".?? Um ul rl m mm PN 0, PmwOPom 0 ommor~rnm P ;E mrpmri Nul g. rl rim rlN m 72 N $0 q rl . 49 9 NO I Ag I d & Nm w ??'14'1?9: orrl~ordm\D m Nrl mO mw f-0 d 'c, rlLn PO om .. am mm WrlWOPdO m dO rlm rl d-r Nm w ???".??? ?? -! PmONOOm m am N orN rlmommmor N mm tn 9: . .? r-rlm IGim rl PN Nm wmm cv, GW W m -44 4-4 P rlrl m rlrl 4A 13" - m (0-3- ma op ... -ma wmro JJrl I ulrl 00 ucI to I= m G.4 rd rlw I PC0 m 00 . .9 m~ l-mm dm% dN LC v) %r W m rl i- I I I I -4 . .9 wm\c I rnpm -3 m-P W ... dm 000 am m arl k aJ a zl G; I4JC mw ??? Ai I I wuo mm zi; *m a W aJ 0 4a.C 041 am IW BO am u c -rlrl \ON rl nuE RIW 53 G 0 3 u CN mw -740 W aJ HW e. rl 0 *n I W 0 m hLC Ll& 0-1 1;;; NP mm NOD 0 00 00 mw 0 UP orm mw m N mo Nrn w .. . 99 '1 m OO I ;AI d d m mor -4 N rl i 4m cy om m 4 rl ov mor 0 mo m .. . 9 99 ?? 9 Q: m I- I orl lmm w do\ InN in4 0 N P) In rl c.0 P N9L \D d orN rlP a; m N rlm N(\I u .. . 00 00 01 9 PI LiIui m' m m urn P mm rn mro m .. . 0, 0 0 00 w d 4 ~llill~~ orm 49. 4 u N .4 4 W I x b) m & rl 74 Js I I v1* I 0 N 0 IIIIIII I IIllllI 4 .d I II I B (0 L, uc u1 E: 4 urn* +J $28 2 5 25 4 & -dm U &_I a& 3 m m c -4 R tn rl mr: E 010 u O ;E m.4$ 2 -2 m m rl a+, h.4 am $ + Ll rm 4J m 2 Z& .5 00 m4 tn 0 40) I I I $2 ;E;s a* 0'0" u"E$mrl.dm mEt~mamrlm rl m 01 .$ g 3,,..=2p a c,:q8g;;b" u rl .3.4a2 CrlUd i25 $5.zs::yL2$ g s mc4Ll m 4J H I !$E& >L! LIu rl 4 4J 011 aJ LC& v, Sf%; v) 010 a 1 5 mF$j8:;; mu u2 p 2 % 4% mt3 c 4 P)o.-i5+,-rlm 0 E401 0.4 o ua~mm~a B Iuu a~a~ila B g w 6 ..meerne 0 e..... u C LI u .rl 2 Rm m P8 s v1 -g.z 2 dm ao, a" .mB rllc 4 8 2.5 , '2s & mo g ma t3Ll LI cd) u -4 01 W W V . PUBLIC REVENUES FROM LA COSTA An estimate must be made of the public revenues that will re- sult from the La Costa project. over the next 20 years, major public investments will be re- quired, aswell as increased operating costs for existing pub- analysis is: "Will adequate revenues be available to support required public services. " Local Government revenues derive from two principal sources: revenues generated and controlled locally, and state- and federal-shared revenues and grants which are controlled by the state and federal governments. State and federal revenues are allocated on tne basis of statutory formulae and discre- tionary grants. A distinction must also be drawn between revenues which may be utilized for any municipal purpose and those which are restricted by statute for a specific use, such as road construction and maintenance. Another distinc- tion in local revenues exists between those which occur only once, such as a building permit fee or connection charges and revenues from continuing sources, such as property taxes, sale: taxes and ongoing service charges. As La Costa is built out lic service providers, The essential question of a fiscal Revenue generating potential for local government in Californii was profoundly changed by the passage of Proposition 13 in 1978, and the subsequent passage of Proposition 4. Proposi- tion 13 requires that property taxes may not exceed one perceni of a property's market value. The annual increase in taxable assessed value is limited to 2% except when a change in owner- ship occurs. Proposition 13 also requires that new taxes be subject to approval by two-thirds of the voters. Proposition 4 limits expenditures (or, strictly speaking, appropriations) by local governments to a factor controlled by the rate of in- flation and population growth. Proposition 4 also prohibits use of enterprise service revenues for municipal services un- related to that service. Revenues for the La Costa project have been estimated in the most accurate reasonable techniques available. Property taxes the major ongoing revenue, were calculated by an algorithm tha. simulates the workings of Proposition 13 and its implementing building schedule. Sales taxes were generated from projected taxable sales within La Costa and expenditures made by resi- dents within Carlsbad. Other revenues were derived from application of statutory formulae, applied to projected popula. tion growth. sources in greater detail. Table VI-1 is a summary of revenues generated by the La Costa project alternatives. legislation, applied to La Costa's existing development and The following paragraphs describe these revenue 57 mmwwr'r-~ wVImQmrlD mmln6NNO NOlNrlrlmN ........ a4 v)m \. N 14 3 0 & 1 I I I 1: I v0 1 4 V) ?) ZNI I :: rlPYmP*Q .. ..... d!2??$z2 17 a0 4 m- r- ri Nrl at CY *m rl u, \ I 41 ~mrnmm~rn 6NNcfmt-m Nu 444 4 ........ O~~DOPO e: ri m 3 Cu, rlwOrl60-3 mmDmPPw DLDrlrlDV1c.l ........ C cco Nd <A co o\ VI & er +,e mm 4'o.D*P*mIn" .... mrlmmcrom m0mNmNLD VIm rl E w 3 s=, :Q rl 4 :: 4 2 + m4 ; 2 .d > ?9L?'?L?r?si mmrlwwmm PNNrlPCDm 2 mo 00 Iw I m mN cn I !+I m >$fa rd 22 g wmmr-ow- ........ mmomNmD 1- ;;E q zy""""" am -4 c. 04 4 uomcnmmu ~ONP~VICD mm N ........ aH 2 -; q cn d z!+I Ia I mI I I I I-i 01 rl m 0 W of N I T" m --I 3 mPa, 0 mr- PNLn 0 4 m w a40 a, am 6P-m In 4 u aNm m mo w morl D LD m ...... ..... N m N P 0. m w Q* 0"". D om wmm N m m a. . 6. a*. , * $22 K! 8 4 P OI 0- 2 SF2 N SI N $8 u m D m LD P-m Q om OLD6 mu t-NQ m LD r-mw m w N 4 N N dm ...... ..... brwm L. $K% 2 zF1 N 4 rl "'D, N w wom a2 r-m r-wm a, 4 u VIPW N dw m-cf rl a, LD r(6N VI lno QQW w w ...... ..... m rlP 4 wmln r( Nm . .y1?! 4 rlmw r- mo o mod rl LOP Nvm 0 p' N mN" rl rim cor" a, rl N rl rl mm N NVlrl rl rl ddm ...... ... Y'?? 11 N9 N 9?9: OImm P rl m Nmm !- t-a maul w m 794 9 99 mrnor m r-D 9 P a, rl rldN Flmm 'Om r-w rl -ma 07 DW wmm N a, dmN 0 QVI r(mw m a, rlri . .m '9 7: - m rlw N VI ... OIN~ -- m ulnm N . .w N oma: w mrl r- p'mm m mr- 0-4 m P P Nd N WQ dQP N m - N 4 ...... ... mN N N i Ill I Ir: Ill lr: N N m W .d 4 .cI m u 0 x 7 a, m h 0 v) m 5 z$$ rl2d 4hug$ g g c v, 3gLt.z 9) "?I H -4 h .rl e3 ;I c s cmam 5 a xm a mw xwc 3a u mvmw mrcx m 0 0' m mr h 7 3: Ca,Hxu I h-+hrn dEOl I ;;J; E4;i 5 * ;2;2.::Gt $CuNd-ta, i 5 ;q ;;I a 1 I Gmvu rl b hurl u oi1~m~rma~~ r3 v) vxu ~r 40hmh5hWC 0 U.rlOm 01 m Fr rl a, arc hC u aw ma, m md Pt ;-Em; a d $4 2 .;E.: 7 2 $5 Q) uha C 0 ::E 55 atn t: w "E.$ 2 f mo .E, ;go 0 E gam cgr.na 7 wm-d C rl -4 u-rlm 01 €4 rl- r3 uc-4 rl 00 C GS9 0 EB o vwpi E u mrlm m 4 %:: x 2 Ln Pmrl m d rl m m '4?4???'9 ? .... 0 0 ~mmmtnNln m NLDOrnrnrnLD P vlm 4 3 rl mm \Dm4 N N clmm N N PU ..?? Y? . ,'4".4? ? ;gzmmmw m m rl rl or- E uz memlnmma m rl am In \ 0, Y?? 6: 4 marl tn N 46.??494? gnbmqN0 2 mgjq 5 rlOPNm\Olm 0 ~~ E !% 0 1 69" 2 m- ".??".?".? ~wm~bmm ln ;E um mmPNl-Nln rl ad lON rl 04 u8 zg F2 34 &d :s 2 &I; * 2 $3 a 7 %r -4 B!!G 2 23 Q c 52 tQ -4 * AdLDDmSPN m rl 4:Cn rl '9LT!y T ln tn"""IT4 m m4FlmNmm rl 23% z 4 e.. c, 2 OPNrllOrlrn 0 Prl P I .4 1 NO ..?4 amm m m N~P m m rl "4 m ? .... dl-U 4 U NPU P rl "1'9"501??'". : lnrlPl-rlwm P -4 mmmdbrlo rl uQ+ mrl m v)o .A zn "io1"1'9 N m m tn l- 0 P P* m N ...... LDmm w 0) dam ln w mw\Dmrl-r-J N rlwNrlt-rlm N l- vlo A m -34 ........ ???? : ,"x", 2 m~~mmmtnrl m vlu - NOmmmmm U aa ma.+ ln u ." N -I4 0 Nm 0 mmm rl N OLD4 ln - .... lnLD'9?y?y ? va rlI LDU sa0 rl 1N rlNrl rlLD N PI w P, 2 0- Ill Ib. P Q a 3 rl 9:': 4 p. mNN u a nom r 4 rl rl 4 'f??? 9 (DdX N, b-l g: QI qm-3 U m u! m 4 4 Lqmm .... C4 * "9? 0 m .. mLDm m 4 4mlr N o\ N rlrl LDw rlm mmm m m maw N m -!ma w m N \Dam rl c-4 ..... ?? rl r- Nm ? mlnm m w N w a\ 0. rl N ..... rl mwN N m rlmtn w 0 m mrl l- LDrlrl m m LDem c- 0 Pa0 rl 4 0 tnNrl N m dm rlN .. ..... .. mwr 9: -?, NZL 2 2 .. P N 9 6 m4r- 44 .. dm 401") 4 m rl LD 0) N, 0 a lnN .. PlnP rl r- r-wm m 0 4 8 .rl 4J dm@ 3PIo)c -v)wrl $ 4x3 z v) 'dbu:: 4J g f m ;q$.2:DPIv) i 6 Y al GrlPIm%::;E 4 h, a*83;:2Z;fG 8: lu %2!2 k.rl E I .5 rl PI 4J u mg 7 .d m hC il F PIPI ",g ul 2 f g $8:; k *i! CCL H XU : .$ s gtr; 2 tp!z rl cn 0 .f zi; 0 &i rl rl E UC.~ rl a mm hurl 328 ra g 8 6 VW& E c7 E 5 a Ij 8: 2.2 82: 2 % $3 B $ u 4J h, kpg 2 2 ....... 0.. 0.. 0 I 0 0 1 1 4 i 1 1 I I I I I i 1 I I This analysis observes only those revenues generated direct11 by the build-out of the "Existing La Costa" and Master Plan areas. It does not include the secondary revenues generated by the expansion of the La Costa Resort. The expansion pres- sure will be brought about by several factors directly re- lated to the Master Plan. 0 The La Costa golf course will be expanded to 36 holes fro1 the present 27 with the approval of the Master Plan. Thi! will increase its attraction for major tournaments, as we as add to existing service capacity. 0 The Master Plan approval will increase the community size which will, in turn, generate exposure and use of the fac ilities. 0 The sale of land in the Master Plan area by the La Costa Land Company will generate the capital needed to expand t: resort hotel. 0 Current demand for rooms at La Costa exceeds 85 percent occupancy. Any increase in demand created by an expanded golf course will necessitate a greater supply of rooms. 8 The approval of the Master Plan would generate the demand to add an additional 200 rooms (12) - as indicated by Table V-3 below. Table V-3 Increased Transient Tax Revenue Generated by the Expansion of the La Costa Resort Hotel (1980 Dollars) 0 Additional Rooms 200 $2,737,500 if 0 Annual Transient Tax Revenue (6%) 245,300 1 0 Annual Gross Room Revenue - 1/ Source: La Costa Land Company. $70/night with 80 percent occupancy. I 60 w w A. Local Revenue Sources (3) 1. Property Tax Revenue The Amount of additional property tax revenue from the La Costa project available to the City of Carlsbad, the special districts and the County of San Diego, is dependent upon three factors : 0 The increased taxable assessed value of real and personal property within La Costa. 0 The limitations imposed by Proposition 13. 0 The share of the total property tax revenue allocated to each jurisdiction. The following paragraphs discuss these factors in detail. The increased taxable property value for the two La Costa project alternatives was projected on the basis of their respective build-out schedules (see Tables V-4 and V-5). The "Existing La Costa" alternative is shown as entirely built-out by the year 1994. This alternative consists of new construction only, and not the existing portion of La Costa. The La Costa Master Plan alternative includes three new development areas which add over 8,000 D.U.'s to the "Existing La Costa" project, which would contain over 4,200 units. The Master Plan alternative is projected to be built- out by the year 2000. As noted previously, Proposition 13 imposed a major limita- tion upon the manner in which property taxes are assessed. Unlike the previous system, all increases in market value do not translate directly into increases in taxable assessed value. In addition to limiting the basic property tax rate to one percent of fair market value (or four percent of tax- able assessed value), Proposition 13 introduced an entirely new concept: taxable assessed value. Following passage of Proposition 13 in 1978, all property tax assessments were rolled back to March 1, 1975. Taxable value (with certain exceptions) was defined as the fair market value as of that date. Increases after that date were limited to two percent per year compounded, until a change in ownership occurs. The taxable value will then increase to the actual property sale price. Further increases would again be limited to two percent annually, until another change in ownership occurs. 61 I 0 e 1 I R I 1 I I 1 I I 1 I E 1 I I I Therefore, taxable value can equal no more than the fair market value of a property. Since inflation has averaged nearly ten percent annually over the past five years, the two percent increase in taxable value permitted each year actually results in a decline in taxable value in constant dollar terms, until a change in ownership occurs. The third consideration affecting property tax revenues avai able to a city (or other jurisdiction) is the share of the total property tax revenue that will be available. When no new jurisdiction is involved, the property tax rate for a given jurisdiction is simply based upon the percentage share of the pre-Proposition 13 tax rate, When a new jurisdiction is involved, as is the case with an annexation or an incorp- oration, the tax rate for the new jurisdiction can only be created by reducing the tax rate for the existing jurisdic- tion(s), This new share is established by the Local Agency Formation Commission. Since both "Existing La Costa" and the Master Plan area are already within the City limits, this third consideration is not a factor (16). These three factors, new taxable value within La Costa, the limitations imposed by Proposition 13, and the distribution of property tax revenue, are simulated by the McDonald 61 Associates Property Tax Model. Table V-3 shows the basic assumptions, in addition to the build-out schedules that were utilized in projecting tax revenue. Table V-4 shows the projection of property taxes generated by the model. The Master Plan development, at build-out, will result in a tenfold increase in property tax revenue over existing level (expressed in 1980 dollars). This is due to both the con- struction of over 8,000 new D.U.'s but, also, the increased value of the new units (again, as expressed in 1980 dollars) These per unit revenues to the City of Carlsbad will increas from a current average $125 to over $290 annually. l - 2. Sales Tax The sales tax is levied against the gross retail sales re- ceipts. Exempt items include food for home consumption, prescription medicine, newspapers and periodicals, and animals used for human consumption. All cities and counties in California are required by State law to levy a one per- cent tax on sales of taxable goods, in addition to the quarter percent tax is also levied statewide for transit or four and three-quarter percent levied by the State. A one- 62 w W Table V-4 Assumptions for Estimating Taxable Property Value 1. Overall Price Inflation: 8% per year 2. Turnover Rate 0 Residential CS of total real market value changing owner- ship each year) 1 house in 7 or: 14% per year 0 commercial Turnover in the 15th 1 year after construction. 0% per year 2 0 Undeveloped land lJ The assunption of commercial property turning over in the 15th year represents a reasaable length of ownership for commrcial income property - 21 The undeveloped category represents the "buildable land" inventory and assumes that current ownership stays in place until develop- ment takes place. The newly developed property then changes ownership at the rate assumed for the new land use. Source: McDonald b Associates, 63 I 0 0 0 I 8 I I I I I 1 I I I I II E i 1 I 3 0 c? R w C*C b G x a? LLQ w t; 5 F 2 cmz2 >JLU c, c, 5. IL urn b7 ar F r.1 r.1 tq ~i. 4; C; '-1 7 F; 0; N. c". (? 9 y C; r! ci a b-) 4, I\ b PC b b b b b b 12 12 12 b 12 b ut= .. ... ... 0 (v b:t &!yl Ci c.l E? I):I Pi q (" F1 F 4 @ Cv CJ b p c 4 ti, 4 c'i U-! 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P- 9 e FJ PI 4 ma arc ..I.-. .*CC zgz PC)ONN**-l4 ..CCCCCC.*~.CC.C.CCL d d d r> m FJ m PJ N N cd hl (Y N (Y .4 r( d * e Q acx 2 UJU E w I- ****+**************t****** UJ a - fl m d if! 9P-M 0% 04 N P7 P UJ -Ob 050.0 OD a OD 00 at C[I at a 03 F o. o. e. 0. F F o. F P. o \\\\\\\\\\\\\\X\\\\\ =-I cl d. N FJ e UJ 4 ~r 03 F. o r( rq CI u rI -ti b KI 0. * a 8, m ua x, CIJ at U co cu h. 0.. e. 0. D. 0. 6 D. D. D. E$ @. Q. I3 F. F. F. F e- F.. F- F- F. e. Q. 0. LX e- c;. e. F. ddd&*ddw*d*..ldr.**4d-* Lit w -> ti; 64 (a) -. 1 0 0 I I 1 s 1 I I i I I I I I 3 i 1 transportation purposes, and voters may elect to levy an additional sales tax of up to one-half percent for additional transit funds. Approximately 99 percent of the city or count levy is returned to the local jurisdiction, with the balance retained by the State to cover administrative costs. The sales tax revenue returned to local jurisdictions is distri- buted exclusively on the basis of the location of the retail sales. The sales tax is a general revenue which may be used for any municipal purpose (2) and (5). - In calculating the sales tax attributable to La Costa, two factors were considered: retail sales associated with La Costa that would accrue to the City, and the contribution of the new commercial develop, ment within the La Costa project. Because La Costa lies on the periphery of the City of Carls- bad, it was assumed that a greater proportion of retail sale: by La Costa residents occurs outside Carlsbad in nearby com- munities. The present average per capita sales tax contribu- tion in Carlsbad is estlmated to be approximately $54 per to generate $60 per capita,wi”ileLa Costa residents are New commercial development as a part of “Existing La Costa” development and the Master Plan will provide new sales tax revenues to the City. La Costa includes primarily neighborhood-serving businesses. Conveniently located commercial development in La Costa will tend to reduce the retail sales leakage which is presently occurring, and capture a high percentage of convenience shop ping expenditures from La Costa residents. the contribution of per capital capita annually. Central Carlsbad residents are estimated i estimated at $40. Commercial development planned for 3. Franchise Tax The City of Carlsbad levies a franchise tax on private util- ity services which operate within the City. These services include the San Diego Gas and Electric Company and Carlsbad is two percent. three percent. Franchise taxes will increase over time be- yond increases in utility usage because of the rapidly in- creasing cost of energy, which is projected to rise at a rate five percent above general inflationary trends (1). e Cable TV. The franchise tax on gas and electricity sales The tax on cable television service is 4. Business License Tax Cities in California typically levy an annual business cense tax on businesses within their jurisdictions. li- I The 65 w w tax is imposed for the privilege of doing business within the city. All forms of businesses are subject to the tax, in- cluding street vendors and temporary sales outlets. The tax also applies to firms from other areas doing business in town, such as building contractors and subcontractors, and delivery services. The City of Carlsbadpresently levies a business license tax based upon a flat rate of $0.33 per $1,000 of gross sales for retail businesses, and $0.44 per $1,000 of gross sales for office and other non-retail commercial businesses. New com- mercial development within build-out of "Existing La Costa" is projected to contribute $4,500 in business license tax revenue while the Master Plan, at build-out, will contribute $30,200. This revenue may be used for any municipal purpose (2 5. Property Transfer Tax Counties in California levy a tax on the transfer of real property. The tax is based upon a State law which sets the rate at $1.10 per $500 of sale price value. Existing mort- gages that are assumed by the buyer are exempted from the tax. If the real property sale occurs within a city, such as Carlsbad, the county shares 50 percent of the property transfer tax with the city. Property transfer tax from a new development, such as La Costa, are higher than the citywide average because of the number of new units sold each year exceeds the citywide average of housing turnover. Another factor is the higher value of housing in La Costa (5)- 6, Vehicle Code Fines and Forfeitures Fines and bail forfeitures, which are imposed upon those who violate the State Vehicle Code, provide a source of revenue to the city. The fines collected within a city, whether the result of a city, county, or state officer, accrue to the city. A portion of this revenue, usually 20 to 30 per- cent, is shared with the county to defray the cost of the municipal courts and administration. Revenue from Vehicle Code fines varies according to an area's combination of street and highway network, and demographic characteristics, The per capita average fine and bail for- feiture revenue in Carlsbad is presently $3.94. This figure was utilized to project the contribution of the La Costa alternatives, Vehicle Code fines and bail forfeitures are a revenue source which is restricted to expenditures for traffic safety, such as signals, public education signs, 66 1 e 0 I I 1 I 1 I I I I I S R I I i and other road improvements. 7. Use of Money and Property A city collects revenue from the use of money and property which it owns. Interest accrues on idle funds invested in savings accounts, bonds, or other investments. This oppor- tunity arises because there is often a delay between the time revenues are received and when they are spent. A city also derives revenue, although often a small amount, from the rental, lease, or sale of city property. Use of money and property currently yields the City of Carlsbad five percent of its revenue. revenue projection. revenue which may be used for any municipal purpose. This factor was utilized for the Use of money and property is a general B- State-Shared Revenue Sources State-shared revenues are allocated on the basis of popula- tion and other local criteria. The population count accepted by the state is the most recent or special census. In lieu of a census, the state will estimate total popula- tion as being equal to three times the number of registered voters. The City of Carlsbad presently receives approximate $29.92 per capita in state-shared revenues. This ratio is expected to continue during build-out of the La Costa projec . 1. Cigarette Tax The State of California collects an excise tax on cigarettes of ten cents per package levied upon wholesale distributors. Three cents of this amount is shared with local governments. The total local government share is divided among city and county governments on the basis of sales tax revenue attri- butable to each city and county in the previous year. the portion allocated to cities, the amount remitted to eacl- city is determined by a formula which takes into account both sales tax revenue and population. The City of Carlsbad currently receives $4.42 per capita in cigarette tax revenue from the State. This factor was used for the revenue projec tion. for any municipal purpose. Of Cigarette tax is a general revenue which may be used 2. Motor Vehicle License Fee In Lieu Revenue Each year, when a motor vehicle is registered, the State De- partment of Motor Vehicles collects a fee based on two per - cent of the market value of the vehicle. This fee is in lit I I 67 1 w W of personal property tax which would normally be levied by local governments. All license fees are deposited in the State's Motor Vehicle License Fee fund. The Department of Motor Vehicles deducts its operating costs from this fund and distributes the balance equally among city and county governments in California. buted on the basis of population. Vehicle License In Lieu Revenue currently equals $16.11 per capita in Carlsbad. This figure was used for the revenue projection. Vehicle License In Lieu Xevenue is a general revenue which may be used for any municipal purpose. The portion to cities is distri- 3. Highway Users Tax Revenue (Gas Tax) Both an excise tax and sales tax are levied upon the sale of gasoline in California. The sales tax on gasoline is com- bined with other retail sales taxes and is returned to the local jurisdiction where the sale occurred. and federal government levy excise taxes on gasoline, which are used for highway construction and maintenance. The federal excise tax on gasoline is $0.04 per gallon and the State excise tax is $0.07 per gallon. The State excise tax is shared with cities and counties on the basis of motor vehicle registration, assessed value, population, and main- tained road miles. Carlsbad received $9.39 per capita in 1979 from the State gasoline tax. This amount varies from year-to-year depending upon total State gasoline tax revenue collected and changes in the distributional factors. The figure $9.39 was used as the per capita revenue projected for gasoline taxes received by the City. Because the gasoline tax is based upon a State-levied, fixed tax on gallons of gasoline, rather than the value of gasoline, it continuously diminishes in relation to price inflation. Annual gas tax revenues have remained relatively stable over the past 10 years, with increases due to rising gasoline con- sumption. This growth has not approached the price infla- tion affecting road construction which has been above general price inflation (as expressed by the Consumer Price Index) over the past few years. Unless the present $0.07 per gallon State excise tax is raised by an amendment to State law, gas- oline tax revenues will continue to decline in purchasing power. A greater portion of general fund revenue (or other local revenue sources) will be required to support street construction and maintenance. Our analysis assumes that gaoline revenues will decline by the rate of inflation (10 percent) during the 20-year study period. Both the State 68 1 0 0 1 I I I I I I I 1 i I t I I I I 1 I C. Local One-Time Revenues The City of Carlsbad levies several charges upon new develop ment on a one-time per unit basis. These charges are in- tended to cover both the cost of administering City planning engineering, and building ordinances, and provide funding for capital improvements which are required by the community One-time charges include construction permit fees, engineer- ing fees, and public facility fees. 1. Construction Permit Fees Construction permit fees include charges for the costs asso- ciated with building inspection, plan checking, and issuing building permits. Fees vary with the value of the construc- tion. For purposes of this analysis, an average constructio value was estimated for each D.U., which was converted into construction fees used for the revenue projection. 2. Engineering Fees Engineering fees are used to cover costs of the City Enginee who inspects and administers public improvements, such as roads and storm drains associated with new development. Eng ineering fees are prorated to the units being constructed within a subdivision, and are collected simultaneously with building permit issuance. 3. Public Facility Fees The City of Carlsbad levies a public facilities fee upon new construction, The fee revenue is intended to offset the cost of any required new public facilities, The fee re- places revenue from property taxes or general obligation bonds, which were typically used prior to Proposition 13, fc municipal capital improvements. Carlsbad established the fee following an analysis of the total public facility costs associated with build-out of the City's developable land. The fee is presently set at two percent of a building's construction value. 69 w w D. Federal-Shared Revenues and Grants 1. General Revenue Sharing The City of Carlsbad receives an annual grant from the federal government's General Revenue Sharing program. This program provides a share of federal tax revenues to state, county, and city governments throughout the United States. The long- term future of General Revenue Sharing is uncertain, and an- nual payments vary based upon the federal budget (13). The cities' portion of General Revenue Sharing is allocated in proportion to a complex weighting function which reflects pop- ulation, tax effort, and relative per capita income (low incomc communities are favored). Each year, a maximum and minimum pel capita allocation is established. The City of Carlsbad re- ceived $14.93 per capita in 1979, which factor was used for the projection. - 2, Other State and Federal Grants There are numerous other grants available to cities from state and federal governments. These grants include major capital improvement financing, such as the Clean Water Act (Section 201 funds for wastewater treatment. A federal project which has provided operational funds to cities is the Housing and Com- munity Development Block Grant program (HCDA). An HCDA grant is currently being used in Carlsbad for a downtown redevelop- ment plan. While these grants often provide substantial revenue to cities, purpose. They are not a dependable source of revenue. None of these grants are specifically associated with the La Costa project. For this reason, these other grants are not included in the analysis of fiscal feasibility of the La Costa alter- natives. they are categorical grants that must be used for a specific 70 I 0 e I I I I I I I i I VI . GENERAL CONCLUSIONS Approval for development of the La Costa Master Plan depends, ultimately, on the existence of an equilibrium between fisca: costs and revenues. As summarized in Tables VI-1 and VI-2, - development of both "Existing La Costa" and the Master Plan areas will, in fact, produce a surplus of revenues over cost: It is estimated that throughout the 20-year period, availablt sources of revenue will exceed municipal service requirement! In addition, this fiscal surplus for the City of Carlsbad would be far greater if the Master Plan were approved than i: only "Existing La Costa" is developed. As the tables point out, development of "Existing La Costa" will generate a cumulative surplus of $3 million by 1985. By the year 2000, this total will have grown to $13 million, with annual surpluses of $600,000. The Master Plan areas will produce a more moderate $800,000 cumulative surplus between 1980 and 1985. In the long-run, its contribution to the overall total will become increasing larger. In fact, while the Master Plan surplus represents only 22 percent of the total surplus in the 1980 - 1985 peril by the 1995 - 2000 period, it will grow to a full 69% of the La Costa community surplus. By the year 2000, the Master P1 cumulative surplus will have reached $29.6 million, which, when added to that of "Existing La Costa," will represent a dative surplus of $42.7 million, and an annual surplus of 2 1 million. 1 It must be noted that, for a variety of reasons, this surplt might not materialize. 0 Among these reasons: Depending upon economic factors affecting the national ar regional economies, it might be necessary to decrease the projected rate of development. This could include reasor as varied as natural disasters, the awarding or cancelin! of national defense contracts to the marine and naval centers, and private enterprise decisions affecting the expansion of San Diego employment centers. Changes in either the sources of revenue currently avail- able to local governments (Proposition 13 is an example) or the mandated services to be provided by them (school bussing) could also have significant effects. B 1 I I I 0 a 1 71 m m 0 Recent approval of the Gann Initiative has set limits on the ability of of local governments to accumulate a sur- plus in excess of its appropriation limits. Because of this legislation, it may be required that tax rates be lowered to avoid accumulation of a surplus. Since the Initiative establishes limits for a city, as a whole, it is difficult to estimate the point at which the City would have to lower its tax rate. However, because of the City's relatively high per capita Gann limit, it is unlikely that it would be pushed to this limit by the La Costa community build-out. 0 Changes in either the price structure or the turnover rate for residential and commercial real estate could affect the cost/revenue equilibrium. Markedly different pricing levels for housing would influence both demand and the taxable value of the properties. Similarly, a different turnover rate would affect taxable value, and consequently the tax revenues available. (See Table IV-2.1 72 99 om 00 Pd 9 ? mi Z 9 u rl rl a a ?? ? O:N '(I mm u '4 '4 81 ro 9 9 rlu rl m d m rl rl mrl ..? oa Pro ?? 4 P P ?m mo m Nm m 40 m mP N m u rl ro rld 0 rlu VI .. . ala - PN 0 mP rl rl 0 rl rl .. . rl mul 0 OP ma ,I 04 ma rl rl or( I1 1 mu w Qrn 0 I) 1 dm P Pm N VIP 0 rl Nd d 1110 0 .. . z;;f F ..? a0 P rlP w mm N .. - 99 mo -? mN m .. . r'rl m om u .. * rom Nrn m ma d mm dd \om m drl mm rl 0N m Nm drl ma rl ..? .'(I mm N =?? .- ou 0.3 om N NN .. om m r(N m Pa m .. . mu t- uo 0 mrl m md rlN 4-0 rl mm .. . '44 9 a -3- d ..? .. m m m, do m mm N mu mm rom ON rlN m rlm ma m rl N NN .. dm o ..'9 rl m 0- e.. mP N P.m ro rlm d ?? '4 mN d:" ?. .? I. om N md 0 rlrl e- m ca3 .. Ln . 40.1 am .. . Prn - .. . om 0 P\o m 4 $22 sl ;? RF 2 PC? s. Od Ln Nm dN dm .. rlN da dd Pu .. 94 4 md P aN, Pm N md rl rld ?? '4 rl "o'? rld N ad aim m cod N *.? -- rlN NR g drl 4--! md u rod P N md mm mm .. . om m 00 0 w-m .. . om m 00 0 Oro N dm *. . OLD N m% x rl 9 m 0 rl P ro m m, ro P I N n ro '9 m 9 u-l m d ln d In . o . P d c-4 m u . - 0, 6 m P (0 m dN . 9 '9 u m N 4 m u) -a u a u rl E mt 2 m E -ri bcc& rl rl ..(E rl 5; u) 66 E?.; 8b, s fa a J 66 gld, 2 g @ g In > z 0. 4J ..+ w 8 "r a. W 01 rl E? 6: a a, rl 3 e.: P .5 m.gT: 3 .Z? rrc 5 % 00 E?: :: E a y 00 E?2 E :: '; u F 0. z 0. rrc : - 8 d u 7 rl v) u 4 al CCI 3 a E ++PI D: Y n s 2 SN !i$ \ a 1 I I - %-I 40 ~ $v %% g P5 2: 4 u m3 ~i 2 g: 0 2 eo 7mom v1a x D5.C 5 a I EX m 7 ri VI 5u I_ 3: 5 2: u UJ ri u uu m t52 4?2! .u 4 15 g m3 a: Z;” -2 &X OF e. ww e. ln Oh c,80. ~m -3 Um 5;: Ei d5 -4 1 tn J 3 m c *: 2 ul 0 V -4 u x ww aa u4w 0,a ac p e 9 “a“ mrd 2 g eS: rn 4 pe u4 2: ;c m5 11 4J rlm -4 .c, -4 rd *c: 4 i w X $8 9 2 i rn *rl 4J rlm CE cs a:v a as rl I 0 0 I I R I I I I I I I li I 1 i I 1 I REFERENCES 1. California Energy Resources Conservation and Develop- ment Commission. Energy Demand Estimates. Sacramento: June 1978. 2. California State Controller. Annual Report of Financi Transactions Concerning Cities of California. Sacramento; 1978* 3. California State Department of Education. Interview w Robert Oldham. Sacranento: May 1980. and SB 1594. Sacramento: 1980. 4. California State Legislature. SB 201, SB 1352, SB 143 5. Carlsbad, City of, Finance Department. City of Carlsb 1980-81 Final Budqet. Carlsbad: July 1980. 6. Carlsbad, City of, Planning Department. Housing Eleme of the Carlsbad General Plan, Carlsbad: Decembe 1979. 7. Criterion, Inc. Forecasting Model Prepared for the Co prehensive Planning Orsanization of San Diego Coun La Jolla: December 1979. 8, Federal Home Loan Bank of San Francisco. San Diego SM Housing Vacancy Survey. San Francisco: May 1980. 9. La Costa Land Company. Economic Supplement to the Proposed La Costa Master Plan. Carlsbad: April 1 10. La Costa Land Company. Rancho La Costa Master Plan. Carlsbad: September 1972. 11. La Costa Land Company. Rancho La Costa Master Plan Amendment. Carlsbad: April 1980. 12, La Costa Land Company. Interviews with Irv Roston, Jim Goff and Fred Long. October 1980. 13, Municipal Finance Officers Association (MFOA) . WOA Newsletter, "AS for the Future of General Revenue Sharing...", Volume 55, No. 13. Chicago: July 19 14. San Diego County. Office of the Auditor and Controlle Financial Report for the Year Ending June 30, 1979 San Diego: June 30, 1980. I 76 w e REFERENCES (continued) 15. San Diego County. Office of the Auditor and Controller. Property Valuations, Tax Rates, Useful Information for Taxpayers. San Diego: June 30, 1978. 16. San Diego County. Office of the Auditor and Controller. 1979/80 Proportionate Revenue Increase by Fund - Various Tax Rate Areas. San Diego: April 11, 1980, 17. San Marcos County, Water District. Financial Statements, Year Ending June 30, 1978. Prepared for County by Peasley Accountancy Corporation. Long Beach. 18. Security Pacific National Bank. A Community Guide to San Diego County. San Francisco: December 1973. 19. Sedway/Cooke. Interview with Rodney Jeung re Interim Growth Management - Memorandum #2. San Francisco: September 1980. Growth Management Program - Technical Memorandum #1: Description and Assessment of Existing Public Serv- ices. San Francisco: June 1980. 20. Sedway/Cooke. Interview with Lynn Sedway re Interim 21. Space Utilization Associates, Incorporated (SUA, Inc.). Facilities Requirements Plan - City of Carlsbad, California.: Prepared for the City of Carlsbad. Los Angeles: January 1978. 77