HomeMy WebLinkAbout1981-06-23; City Council; 6642 Exhibit 2; ORDINANCE APPROVING AND ADOPTING REDEVELOPMENT PLAN FOR THE VILLAGE AREA REDEVELOPMENT PROJECTCARLSBAD
VILLAGE AREA
REDEVELOPMENT PLAN
APRIL, 1981
CITY OF CARLSBAD CALIFORNIA
CITY OF CARLSRAD
CITY COUNCIL/HOUSINC SL REDEVELOPMENT COMMISSION .-
Fackard, Ronald Yayor /@hairman
Casier, Mary ice -Mayor /!I ice - %airwoman
Lewis, Bud
Councilman /Member
hear, Girard Councilman/Member
Kulchin, Ann
Councilwoman /Member
Frank Aleshire City Manager/Executive Director
Vincent Biondo
City Attorney/Commission Counsel
CITY PLANNING COMMISSION
Mary Marcus, Chairwoman
Jerry Rombotis, Member
Lt. Col. E. H. Jose, Jr., Member
Vernon Farrow, Jr., Member
Clarence Schlehuber, Member
Stephen L'Heureux, Member
CARLSBAD HOUSING SC REDEVELOPMENT ADVISORY COMMITTEE
Chriss, Kenneth, Chairman
Hall, Matt, Vice-chairman
Carney, Eva, Member
Helton, Claude "Red", Member
Sanchez, Roy, Member
Runzo, Frankie Gene, Member
Ward, Roy, Member Hayes, Thelma, Member
Morales, Laura, Member
CARLSBAD VILLAGE AREA REDEVELOPMEWT PLAN
CONTENTS
- PART PAGE
................ i LEGAL DESCRIPTION
PREFACE ......... ............ 1
11. INTRODUCTION. ..... ............. 3
I.
LIZ. DEFINITIONS I DESCRIPTION ............ 5
IV . PERMITTED USES I CONTROLS ............ 8
V. PROPOSED REDEVELOPMENT AGENCY ACTIONS ...... 15
VI. METHODS OF FINANCING. .............. 25
VII. PROPOSED CITY ACTIONS .............. 29
VIII. PLAN ADMINISTRATION ............... 30
LE GAL DES CR1 PT I ON
Ail those 2orxions of the City of Casrlsbad, County of San Diego, S
California described as foilows:
BEGINNING at the most Westerly corner of Lot 58 of Granville Park I
according to Map thereof No. 2037 filed in the Office of the Count;
of San Diego County, June 18, 1927; thence along the Northwesterly
Northerly and Northeasterly line of said Nap 2037 to the most East1 corner of Lot 133 of said Map 2037; thence leaving the boundary of
Lot 133, Easterly to the most Westerly corner of Lot 174 of said M, 2037; thence continuing Easterly along the Southerly line of said 7
174, 20.00 feet more or less, to the Easterly line of the State His (Carlsbad Boulevard) as granted to the State of California in Book Page 240 of Official Records; thence Northeasterly along the Eastei line of said State Highway and along the Easterly line of the Statc Highway (Carlsbad Bou1evard)as granted to the State of California 2 deed recorded in Book 316, Page 309, of Official Records to the mos Northwesterly corner of land described in deed to McMahan Furniture
a California corporation, recorded January 3, 1975 as File No. 75-C
being also a point of intersection between the Easterly line of sai
State Highway and the Southwesterly line of State Street, 60.00 fee
wide, as shown on the records of the County Assessor of said San Di County; thence Northeasterly, radially from said Southwesterly line
of State Street to a point on the Northeasterly line of said State
being also a point in the boundary of land described in Parcel 7 in
to the State Of California recorded August 19, 1974 as File NO. 74-
223647; thence Southeasterly along the Northeasterly line of said S
Street to a point in the Northerly line of Lot 19 of Seaside Lands, according to Map thereof No. 1722, filed in the Office of the Count Recorder of San Diego County, July 28, 1921, thence Easterly along Northerly line to the Northeast corner of said Lot 19, being also a point in the Easterly line of land described in deed to R.R. Robins
et ux, recorded July 6, 1972 as File No. 174347; thence along the Westerly boundary of said Robinson's land North 0°03'00" East to tht Northwest corner thereof: thence South 89°50'00" East along the
Northerly line of said Robinson's land and its Easterly prolongatioj
the most Westerly corner of Lot 1 of Buena Vista Gardens, according
Map thereof No. 2492, filed in the Office of the County Recorder of
Diego County, August 4, 1948, thence along the boundary of said Lot South 56°57'40" East, 89.97 feet and South 77°39'00" East to a line parallel with and 90.00 feet Westerly of the West line of a 40.00 fc easement for private road as shown on said map 2492; thence Souther:
said parallel line and its Southerly prolongation to a point on the
ly line of Laguna Drive as shown on Map of Seaside Lands No. 1722, I
also a point in the Northerly line of Lot 20 of said Seaside Lands;
thence South 89°50'00" East along the Southerly line of said Laguna to the most Easterly corner of Lot 46 of said Seaside Lands; thence continuing South 89°50'00" East along the Southerly line of said Lac
Drive to a point on the Northeasterly line of Fourth Street (Jeffer:
.
i
Street) as shown on Map of Carlsbad Lands, Map 1661; filed in the of the County Recorder of San Diego County March 1, 1915; thence S
and Southeasterly along said Northeasterly line to the most Wester
corner of Lot 1 of Schell and Sites Addition to Carlsbad, accordin
Map thereof No. 2145, filed in the office of the County Recorder o San Diego County, February 20, 1929; thence continuing Southeaster
along said Easterly line of Fourcn Streer to r;he rn0s.r; westerly cor Lot 14 Of said Map 2145: thence Northeasterly to the most Northerl, cornez of said Lot 14; thence Southeasterly to the most Westerly CI
of Lot 20 of said Map 2145; thence Northeasterly to the most North(
corner of Lot 26 of said Map 2145; thence Southeasterly to the mos
Easterly corner of said Lot 26; thence Northeasterly to the most SI
ly corner of Lot 27 of said Map 2145; thence Northeasterly to the 1
Easterly corner of Lot 31 of said Map 2145; thence Northwesterly tL Northeast corner of said Lot 31, being also an angle point in the Westerly boundary of land described in deed to W. Joseph Parisi, el
recorded November 10, 1969 as File No. 205432; thence Northerly alc
said Westerly boundary and its Northerly prolongation, 330 feet to
Northerly line of Tract 117 of said Carlsbad Lands, according to Mi
thereof No. 1661; thence Easterly along said Northerly line to an J
section with the Southwesterly line of California State Highway XI- 2B; thence Southeasterly along said Southwesterly line of the State Highway to the most Easterly corner of Parcel 1 of Parcel Map 1311
in the Office of the County Recorder of San Diego County, February
1973, being a portion of said Tract 117; thence along the Southeast boundary of said Parcel 1 South 48°22t27" East 26.59 feet to an anq
point in said Southeasterly boundary of said Parcel 1; thence conti Southeasterly along said Southwesterly line of the State Highway tc Northeast corner of land described in deed to the State of Califorr recorded February 16, 1968, as File No. 27350; thence along the No1 westerly line of said State of California Land, Southwesterly to ar intersection with the East line of land described in deed to Vera
Aguilar Soto, an unmarried woman, recorded June 3, 1968 as File No.
92031; thence Northwesterly along said East line 10.00 feet to a po in the Northerly line of that portion of Cak Avenue as vacated and closed to public use; thence Southwesterly along said Northerly lin
to a point in the Westerly line of land described in Parcel I1 of J ment of Final Distribution on Waiver of Accounting in the Estate of Darrell Alexander Welch, also known as Darrell A. Welch, deceased,
Superior Case No. PN 1232, a copy of which was recorded May 5, 1975
File No. 75-106699; thence Southwesterly in a straight line to the
Northerly corner of Lot 17 in Block 58 of Town of Carlsbad, accordi
to Map thereof NO. 775, filed in the Office of the County Recorder SaIl Diego County, February 15, 1895; thence along the Northwesterly line of said Lot 17 and its Southwesterly prolongation, to the most
Westerly corner of Lot 17 in Block 40 of said Map 775; thence South-
easterly along the Southwesterly line of said Lot 17 Block 40, and Southeasterly prolongation to the most Westerly corner of Lot 17 in Block 42 of said Map 775; thence Southwesterly along the Southweste prolongation of the Northwesterly line of said Lot 17, Block 42 to i point of intersection with the Northeasterly line of Lot 8 of Indust Tract, according to Map thereof No. 1743, filed in the Office of thc
County Recorder of San Diego County, January 3, 1923, thence along : Northeasterly line, Southeasterly to the most Easterly corner of sa:
Lot 8; thence Southwesterly along the Southeasterly line of said Loi and its Southwesterly prolongation to its intersection with the Sout
westerly line of the Atcheson Topeka and Santa Fe Railway Right of F
ii
thence Northwesterly aionc; said Southwesterly line to an intersect
with the Northeasterly proiongation of the Southeast line of 8lock
Of Town Of Carisbad, according to Map thereof NO. 535, filed in thc
Office of the County Recorder of San Diego County, Nay 2, 1880, th(
Southwesterly along said Southeast line and its Northeasceriy pro11
to the most Southerly corner 05 the Northeast nalf of the Southeas
half of said Block 16; thence Northwesterly along the Southwescerl line of said Northeast half of the Southeast half EO the most West: corner of said Northeast half of the Southeast half of said Block : thence Southwesterly along the Northwesterly line of the Southeast of said Block 16 to the Northwest corner of the Southeast half of : Block 16; thence Southeasterly along the Southwest line of said Sol
half of Block 16 to the most Southerly corner of said Southeast ha'
thence Northeasterly along the Southeast line of said Southeast ha3
Block 16 for an intersection with the Northwesterly prolongation oi
Northeasterly line of the Westerly 150.00 feet of Block 17 of said
535; thence Southeasterly along said Northwesterly prolongation anc Northeasterly line to the most Easterly corner of the Northwesterlj
100.00 feet of said Westerly 150.00 feet of Block 17; thence Southt
along the Southeasterly line of said Northwesterly 100.00 feet and Southwesterly prolongation to a point in the Southwesterly line of east 150.00 feet of Block 18 said point being the most Southerly cc
land described in deed to John W. Rodgers, et al, recorded July 24, as File No. 75-193415; thence Southeasterly along the Southeaster11 prolongation of the Southwesterly line of Rodger's land to an anglc in the Northerly Boundary of Tract 100 of Carlsbad Lands, Map 1661, also a point on the Northwesterly boundary of land described in Par in deed to Thelma B. Williams, et al, recorded March 9, 1964 as Fil
43082; thence along the boundary of said Parcel 1 of said Williams Southwesterly 31.50 feet to the most Westerly corner thereof and Sa easterly 64.00 feet to the most Easterly corner of Parcel 2 of said
Williams deed; thence leaving the boundary of said Parcel 1 and alo
boundary of said Parcel 2, Southwesterly 148.50 feet to an angle PO
tne Southerly boundary of Tract LOO of said Map 1661; thence Southe
along said Southerly boundary of said Tract 100 to its most Souther
corner, thence Southeasterly in a straight line to the most Northe
corner of Block 20 in said Map 535; thence South 34"33'00" East alo. the Northeasterly line and the Southeasterly prolongation Of the NOI
easterly line of said Block 20, 140.00 feet to the most Northeaster. corner of land described in deed to Ciebis Properties, a partnershi] recorded September 12, 1977 as File No. 77-371495; thence along the boundary of said Ciebis' land as follows: Southeasterly 53.00 feet, more or less, to the most Easterly corner thereof; thence South 55O27'00" West, 60.00 feet; thence South 34'3: East, 7.00 feet; thence South 55"27'00" West 60.00 feet to the most Northerly corner of land described in deed to Ciebis Properties, a partnership, recorded September 12, 1977 as File No. 77-371497; ther leaving the Ciebis land first above described and along the boundar: the Ciebis' land last described above, as follows: Southeasterly along the Northeasterly line thereof, 210.00 feet to t most Easterly corner thereof; thence South 5S027'00" West, 128.59 fe
to the beginning of a tangent 10.00 foot radius curve, concave Nortl thence Southwesterly Westerly and Northwesterly along said curve thr a central angle of 90" an arc distance of 15.71 feet; thence leavinS boundary of said Ciebis' land Northwesterly in a straight line to th
iii
most Southerly corner of land described in deed to the State of Ca
recorded August 25, 1967 as File No. 128584; thence along the West boundary of said State of California land North 30"39'55" West, 30
feet co the Northwesterly corner =hereof; thence leaving the bound of said State of California land Northerly in a straight line to t most Southerly corner or' Tract 34 of Carlsbad Lands, itlap 1661; the
Northeasterly along the Southerly line of said Tract 94 to the nos corner of said Tract 94, being also the most Easterly corner of B1
of the Town of Carlsbad, Map 535; thence Northwesterly along the N easterly line of said Block 13 to the most Northerly corner of sai
Block 13; thence Northwesterly in a straignt line to the most East
corner of Block 8 of said Town of Carlsbad, according to said Map
thence Northwesterly along the Northeasterly line of said Block 8
most Northerly corner thereof: thence continuing Northwesterly in
straight line to the most Easterly corner of Block 7 of said Map 5
thence Northwesterly along the Northeasterly line of said Block 7
straight line to the most Easterly corner of Lot 86 of said Granv
Park No. 2, according to said Map No. 2037; thence continuing Nort westerly along the Northeasterly lines of Lots 86, 87, 88, 89, 90,
92, 93 and 94; thence continuing Northwesterly in a straight line
Lots 95, 96 and 97 to a point on the Westerly prolongation of the
line of Cypress Avenue as shown on said Map No. 2037; thence along Westerly prolongation to the Southerly line of Del Mar Avenue as s
on said Map No. 2037; thence Westerly along said Southerly line to
point in the Southwesterly line of said Lot 74 being the Southwest
terminus of a line in the Northwesterly boundary of said Lot 74 wi
distance of 70.21 feet; thence leaving the boundary of said Lot 74
continuing Northwesterly in a straight line to the most Southerly
of Lot 69 of said Map 2037; thence continuing Northwesterly along
Southwesterly lines of Lots 69, 68, 67, 66, that portion of La Cre Avenue adjoining Lots 66 and 61, Lot 61, 60, 59 and 58 to the Poin Beginning.
most Northerly corner thereof; thence continuing Northwesterly in
EBS : cjh
7-1-81
J.N. 5256
iiii
PART I: PREFACE
Incentive to business development is lacking but even 11
Lf it existed the physLcai capacity to accommodate business is
lacktng, Thiij Same lack of incentive decreases the inclination
of' the individual 2ropercy owners or enterprises to modernize.
As a consequence the process of deterioration sets in until
community finds a commercial slum developing in its very midst.'
P. 25 Community Development Plan -
A Report on the Elements of A Mast€
Plan - Carlsbad, California, by
Gordon Whitnall and Associates,
1957.
The above quotation is a concise depiction of the
situation found in much of the existing commercial development
within the Carlsbad Village Area. Without concerted activity bj
the City - and the business community, outdated sites, incapable c
convenient and efficient service will continue to foster the
process, commonly called blight.
Carlsbad is not the only city in the county faced with
declining commercial core.
established commercial areas is well documented in cities
throughout the county, state and nation. Equally well documente
is the fact that this deterioration cannot be overcome without
joint public-private commitment. Private investments in store
fronts and dollar day sales techniques have met with as little
success as public parking and public mall construction. Example
of the failure of these types of approaches abound.
city should accompany the revitalization of the commercial core.
High levels of incentive can be created for commercial
redevelopment as a result of the availability of close in
concentration of purchasing powers.
interplay is essential to ensure healthy, dynamic inner-city
area.
The inevitable deterioration of
Strengthening of the residential fabric of the inner
This commercial residential
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Redevelopment plans historically have taught us that
government alone cannot solve the problems of declining
where private rainvestment can be meshed with pubilc expenditure
In short, the public and privace sectors must cooperare for the
purpose of leveraging their individual efforts.
This plan is an effort to begin a true partnership concept.
effort should bring the public and private sectors together so
that the goal of creating a liveable urban environment wlll
become a reality.
inner-city areas. The key to success is a II partnership" concept
Thi
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FART 11: ZNT3ODUCTICN
11-A. Format and ?reparatLon
The redevelopment plan for the Village Area of the City of
Carisbad consists of ?art I: Plan text, and Part 2:
Appendices. The redeveloment pian has heen prepared by th
Carlsbad Xousing SC Redevelopment Comnission, pursuant to th
Community Redevelopment Law of the State of California; the
Bylaws of the Housing and Redevelopment Commission, and all
applicable local ordinances and State statutes.
11-B. Project Goal
The overall goal of the Village Area Redevelopment Project
is to create a pleasant, attractive, accessable environment
for living, shopping, recreation, civic, cultural and
service functions through the elimination of blighting
influences and through restoration and new, private/public
character of the Village Area and surrounding community.
development forms which preserve and enhance the existing
11-c. The Objectives of the Plan
11-C-1, Eliminate blight and blighting influences that present1
exist in the project area.
Encourage a variety of residential accommodation and
amenity in the Village Area so as to increase the
advantages of close-in living and convenient core
shopping, toward the end of encouraging a diversity of
11-C-2.
age, income and ethnic characteristics *
11-C-3. Restrict the highest residential density to areas in or
near the Village Center.
11-C-4. Introduce programs to revitalize all areas which are
deteriorating or have high potential to become
deteriorated.
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11-C-5. Provide an organized system of commercial land
uses to be grouped in a village setting, rather
than a strip or sprawled commercial nanner. Sucfi
uses should include administrative and
professional offices, rerail ou-ciets, and public
offices.
11-C-6. Provide, within the Village centre, a variety of spaces
and locations for specialty, unique, and attractive
shops with strong pedestrian orientation. Locations an
spaces should be interconnected with attractive
pedestrian belts incorporating landscaping and/or uniqu
texture.
11-C-7. Provide a variety of commercial, tourism, and
recreational activity, especially close to the beach, i
conjunction with special entertainment facilities ,
restaurants and other uses which will foster a village
concept and not detrimentally impact residential usage.
XI-C-8. Provide for pedestrian and bicycle access to the
development clusters and open areas.
11-C-9. Provide for visual amenity through such means as
landscaped court yards, attractive and harmonious
architectural forms and vest pocket parks.
11-C-10. Arrest decay and decline throughout the project area
through restoration and rehabilitation of structures.
11-C-11. Guide development to preserve aesthetic and cultural
quality.
11-C-12. Stimulate and attract private investment.
4
XI-C-13. Provide a convenient circulation system with an emphasi
upon ease of access and convenient, safe and attractive
off-street parking areas.
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11-C-14. Accommodate exkting and future local and regional
public transtt facilities.
IT-C-15. Sstablish the YLllage Centre area as the North Counry's
focus for specialty goods and services.
11-C-16. Establish design control in keeping with the desired
village atmosphere.
PART 111: GENERAL DEFINITIONS
As used in this plan the following words shall mean:
Commission" - the Carlsbad Housing and Redevelopment Commission
duly constituted by action of the City Council of the City o
Carlsbad under the provisions of Health and Safety Code of
the State of California.
11
"City" - The City of Carlsbad, California.
"City Council" - City Council of the City of Carlsbad,
II Committee" - Carlsbad Housing and Redevelopment Advisory
Committee as mandated by the Redevelopment Law to advise the
Commission prior to plan adoption and during the implementat
stages of the project.
qualified persons with an interest in the field of urban des
and a member from the city staff shall be appointed to advisc
associated committees and the Commission. The board will ev(
development proposals as they relate to the Village Design 14
and intent of this pian.
California.
"Design Review Board" - A review board consisting of highly
"Inner-City" - The historic Carlsbad town site. The inner-city
includes the area bounded by Buena Vista Lagoon, 1-5, Pacij
Ocean, and Tamarack Avenue. The Village Area Redevelopment I
area is a part of this inner-city area.
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"New Construction" - For the purposes of chis plan "New
Construction" shall nean erection of a structure on a site
a structure has Seen rernoved or no previous structure was i
existence. In addition, any additton, alteratlon, or repai
which occurs within any 12 month period and exceeds 50 perc
the value of an existing building or structure shall be dee
be new construction. All other additions, alterations and
repairs shall. comply with applicable sections of the Unifor
Building Code.
11 Planning Commission" - The City of Carlsbad's Planning
"Plan" - The Village Area Redevelopment Project Plan Number One.
"Project Area" - The Redevelopment Project known as the Village
Area Redevelopment Project Area Number One, the boundaries
of which are shown on Exhibit A. Whenever and wherever thi
appears, it shall mean the same as the Village Area Redeve1
Project, the legal description of this area as previously
described herein.
Commis s ion.
"Procedure Manual" - A procedures manual is established €or the
purpose of providing a clear understanding to all parties
proposals will be reviewed.
State of California (California State Health and Safety Cod
Sections 33000 et. seq.).
involved, of the process under which development projects a
I1 Redevelopment Law" - The Community Redevelopment Law of the
"Specific Plan" - A precise plan primarily designated to
implement the redevelopment plan for the village area of thc
City of Carlsbad.
"State" - The State of California.
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Sub-areas" - The design manual will address the II
entire project area by dividing it into smaller areas
which lend themselves to more definitive land use parameter
than those set forth in the legal redevelopment plan. Thes
areas shall be known 2s "sub-areas".
"Village Design Manual" - The Commission's official
statement of design and land use policy for the project
area, It embodies developmental criteria and guidelines
which will be used to attain the goals and objectives noted
herein. It addresses such matters as texture, spatial
relationships, amenity, aesthetic quality landscaping,
courtyards, plazas, parking designs, etc.
I1 Zoning Ordinance" - A specific plan under which building
heights, building bulk and land use are regulated and under
which territory is divided into land use districts or zones
Unless otherwise stated the Zoning Ordinance shall mean the
zoning maps and regulations of the City of Carlsbad.
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PART IV: PERMITTED USES St CONTROLS
IV-A. ’Planning - Sr Land Us2 Considerattons
IV-A-? The projected ?atterns of land use and circulation
within the project area are shown graphically on Exhibi
B, the Village Area land use diagram.
IV-A-2. The Commission, upon request, may allow residential
development in commercial subareas provided that the
proposed residential development is compatible with the
surrounding area and does not adversely effect adequate
internal residential order and amenity. In addition, n
residential usage shall be permitted on the ground floo
of any development in an area designated for commercial
usage. The 1980 preliminary census data indicates that
there are approximately 1600 dwelling units existing
within the project area. It is anticipated that
approximately 300 to 400 additional units will be added
over the life of the Plan.
IV-A-3. All of those areas designated as generally residential
on Exhibit B may not include any uses other than
residential unless specifically stated within the
subarea within which said designation is located or
unless special permission has been obtained from the
Housing and Redevelopment Commission. The Commission
shall encourage the development of a wide range of
housing types in residential areas of the project and
shall endeavor to achieve a mixture of housing for all
economic segments of the City of Carlsbad therein.
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IV-A-4. The Redevelopment Plan shall be regarded as the
prhciple specific plan for the project area and it
shall take precedence where it is in conflict with othe
specific plans f regulations and standards.
IV-A-5. Streets, alleys and other public rights-of-way may be
altered, vacated, narrowed, deckedover, extended or
closed where such action is essential to the orderly
implementation and execution of the plan.
If the implementation of the plan requires additional streets ,
easements or other rights-of-ways they may be acquired by the
Commission or the City. Approximately 10 acres of the project
area will be used for streets and/or alleys.
IV-A-6. The Commission may authorize the private use of air
rights over public rights-of-way.
form of buildings , platforms, decks or other structures
Such air rights may also be used for vehicular and/or
pedestrian incirculation, transit, public and private
utilities or other public improvements.
This nay take the
IV-A-7. The Commission is authorized to permit the establishmen
and expansion of public or quasi-public uses and
facilities such as, but not limited to, parks,
recreational facilities, libraries, schools, and
charitable institutions, within the project area.
-9-
IV-A-8. Approxiamately 105 acres of the Project Area will be
public and quasi-public uses.
devoted to public purposes, including streets, alleys,
IV-B. General Controls ana Limitations
IV-B-1. All real property within the project area is subject tc
the provisions, controls and requirements of the plan.
No real property shall be developed, redeveloped,
rehabilitated, or otherwise changed after the date of
adoption of the plan, except where such development,
redevelopment, rehabilitation or other substantial
change conforms with the provisions of the plan and the
applied by the Design Review Board and, ultimately, the
Housing and Redevelopment Commission.
All new construction shall comply with all applicable
standards, statutes and locally adopted building,
electrical, heating, ventilation, housing, and other
public codes except as specified herein.
guidelines embodied in the Village Design Manual as
IV-B-2.
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IV-B3. The Conmission shall endeavor to substantially increase
the area of public and prtvate open space within the
project area. Open space rnay take the form of parks,
vest pocket parks, lay areas, plazas 3 fountains,
enclosures, patios, and similar landscaped features. TF,
plan envisions the addition of approximately 8 acres of
open space within the project area.
IV-B-4. In areas where appropriate, sufficient open space
between buildings and clusters of buildings shall be
maintained or created to provide adequate sunlight,
livability.
ventilation, privacy, fire safety and general
IV-B-5. The Village Design Manual will determine the type, size
height and use of buildings within the Project Area.
IV-B-6. All signs shall conform to the standards set forth in
the guidelines of the Village Design Manual.
IV-B-7. The Commission shall assure adequate parking, including
designated storage areas for bicycles, motorcycles, and
mopeds.
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IV-3-8. The Commission shall rn,quire all utility lhes and
structures to 5e placed underground, unless it
determines that undergrounding with respect to certain
lines would be economically or physically
inappropriate.
IV-3-9. No land use or structure, which by reason of appearance
traffic, smoke, glare, noise, odor or other factors
which would be incompatible with the surrounding areas
shall be permitted within the project area,
IV-B-10. Subsequent to redevelopment, rehabilitation, or
development, pursuant to the plan, no parcel in the
project area, including any parcel retained by a
conforming owner /participant sha 11 be re subd ivided
without the prior approval of the Commission.
IV-B-11. The Commission is authorized to grant exemptions from
the limits, restrictions and controls established by th
plan. The Commission must make the following findings
for each and every case approved as a condition to its
granting of a request for an exemption:
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a)
result in practical difficulties or unnecessary hardships
which would make development inconsiste2t with the general
purpose and intent of the -plan; and
b)
to the property or the proposed development which do not
generally apply to other properties or developments which
have the same standards, restrictions and controls; and
c)
materially detrimental to the public welfare, other
properties or improvements in the project area; and
d) The granting of an exemption will not contradict the
standards established in the Village Design Manual. In
granting of exemptions, the Commission shall impose such
conditions as are necessary.
The application of certain provisions of the plan woulc
There are exceptional circumstances or conditions un5q.l:
The granting of an exemption will not be injurious or
IV-B-12. Prior to the Commission's official consideration of a
development proposal, the application and all
accompanying documents shall be submitted for review in
accordance with the California Environmental Quality Ac
of 1970, as amended and such other statutes as may be
applicable.
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IV-c. Village Design Manual
IV-C-1. The Commission, in cooperation with the "arming
Commission, shall formulate, adopt, and make generally
available, a gesign Manual for the purpose of
implementing the Village Area Redevelopment Project.
The Manual shall be the Commission's official statement
of its design guidelines and land use criteria for the
redevelopment, rehabilitation, conservation and general
development of the project area in accordance with this
plan. All development proposed within the Village
Redevelopment Project Area shall conform to the content
of the Village Design Manual.
IV-C-2. The manual shall include developmental objectives, land
use and design criteria and shall address the
following:
a)
area.
The arrangement of space and land use in the projec
b) Building coverages, building setbacks, building bul
and height, building intensity, the siting of structure
and open space.
c) Preservation and promotion of the environmental
quality of the project and the Village Area in general.
d)
promotes effective transportation throughout the projec
area and which establishes and maintains effective
linkages between the project area and the other parts o
the planning area as well as other urban centers locate
in the North County region.
e)
establish the character of the Froject area.
f) Landscaping; street, plaza, enclosure and mall
furniture.
The development of a circulation system which
Civic and environmental design features which
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PART V : PROPOSED HOUSING AND REDEVELOPMENT COMMISSION ACTIONS
V-A. General Actions
V-A-1. In order to achieve the objectives of the Redevelopment
Plan, the Commission proposes to undertake and implemen
the following actions:
a)
b)
necessary.
c)
d) Property management.
e) Property acquisition.
f) Property disposition.
g) Demolition clearance, public improvements and site
preparation.
Participation by owners and tenants.
Relocation of residents and businesses where
Cooperation with other public entities.
V-A-2. Under the provisions of Section 33445 of the Health &
Safety Code, the Commission may pay all or part of the
value of the land for and the cost of the installation
and construction of any building, facility, structure,
or other improvement which is publicly owned either
within or without the project area, if such buildings,
facilities, structures, or other improvements are of
benefit to the project area or the immediate
neighborhood inwhich the project is located, and that n
other reasonable means of financing such buildings,
facilities, structures, or other improvements, are
available to the community. Improvements the Commissio
-E-
is authorized to undertake may include, but should not
be limited to, the construction and installation of
drainage facilities ? curb, gutter, sidewalk, parkine
facilities, landscaping, lighting, pedestrian
improvements and similar facilities as noted in the
Carlsbad Streetscape Master Plan. These improvements
may occur throughout the project area.
The Commission may acquire property for pedestrian ways
transit transfer points, low income housing and
relocation purposes.
V-A-2 It is anticipated that this provision may take place in
the following locations:
Elm Avenue Jefferson Street
Grand Avenue Madison Street
Oak Avenue Roosevelt Street
Pine Avenue State Street
Walnut Avenue Garfield Street
Cedar Avenue Carlsbad Boulevard
Beech Avenue Ocean Street
Cypress Avenue TJashington S tree t
Harding Street Home Avenue
Improvement may also be undertaken on any pedestrian pass-
through or parking area located along State, Roosevelt or
Madison Streets and Elm and Grand Avenue.
- 16-
V-B. Participation by Tenants and Owners
Owners of real property in the project area shall be given
the opportunity, pursuant to such rules as adopted by ehe
Commission to participate in redevelopment by:
a) Setaining all or a portion of their ?roperty, or
b)
Commission by puchase or exchange.
shall be determined on a case by case basis and is
contingent upon the existence of a binding agreement
through which the property retained or acquired will be
ultimately developed in conformity with the plan and
subject to all provisions contained therein.
The condition of improvements, the reduction of the
total number of parking spaces within the project area,
the elimination of certain land uses, the vacation of
streets, the construction of new public improvement and
the ability of owners to finance acquisition and
development in accordance with the plan are some, but
not all factors which will be taken into account in
finalizing any owner participation agreement. Further
information is available from Commission staff.
c) Persons who are engaged in business in the project
area will be extended reasonable preference to re-enter
into business within the project area if they are
required to move and otherwise meet the requirements
prescribed by the plan.
d)
accordance with an executed owner participation
agreement, the Commission will undertake such action as
necessary to enforce the provisions of the Plan.
Acquiring adjacent or other property from the
Such partlctpation
If an owner of property fails to participate in
-17-
V-C. Relocation of Residents and Businesses
The Commission, or its designated agenit shall assist all wh
may be displaced by project activity in finding other
suitable dwellings 3r business locations.
families shall be assisted In finding housing that is
decent, safe, and sanitary, within their financial means, i
a reasonably convenient location and otherwise suitable to
their needs. These efforts shall be undertaken in order to
carry out the project with the minimum amount of hardship t
persons who may be displaced from their homes by the
redevelopoment activity. Payments to displaced persons,
including families, business concerns and others for moving
expenses and other direct losses of personal property or an
other benefits will be made in conformance with the
California Uniform Relocation Law. In the event that
federal funding is utilized, all respective statutes and
regulations will be followed in assisting those relocated a
a result of use of those funding sources.
Individuals and
V-D. Cooperation with Public Entities
V-D-1. The Commission shall seek the aid and cooperation of
other public entities , including committees and
commissions.
with the activities of such bodies in order to
accomplish the purpose of redevelopment. It is
recognized that certain public entities are authorized
by State law to cooperate withor without consideration
in the planning, implementation or operation of this
project.
It shall attempt to coordinate this plan
V-D-2. The Commission nay in any year during which it owns
property in a redevelopment project pay directly to any
city, county, city and county, district, including, but
not lLmited to, a school district, or other public
corporation for whose benefit a tax would have been
levied upon such property had it not been exempt, an
amount of money in lieu of taxes.
- 18-
A proportionate share of any amount of money paid by an
agency to any city and county pursuant to this section shal
be disbursed 3y the city and county to any school districc
with territory located within a redevelopment project area
this section means the ratio of the school district tax
rate, which is included in the total tax rate of the city
and county, to the total tax rate of the city and county.
The Commission may also pay to any taxing agency with
territory located within a project area, other than the
community which has adopted the project, any amounts of
to alleviate any financial burden or detriment caused to an
taxing agency by a redevelopment project.
in the city and county. I1 2roportionate share", as used in
money which in the Commission's determination is appropriat
V-E. Property Management
During such time as property in the project area is owned b
the Commission, said property shall be under the management
and control of the Commission.
rented or leased by the Commission pending disposition for
redevelopment.
Subject property may be
V-F. Acquisition of Property.
V-F-1. The Commission nay acquire all real property located
within the project area. The Commission, however, is
not compelled to acquire all property located therein.
The Commission may acquire real property by gift,
devise, exchange, purchase, eminent domain, or any othe
lawful means.
-19-
V-F-2. The Commission shall not acquire interest in oil, gas c
other mineral substances within the project area except
where necessary to preclude drilling or excavation
within the project area.
V-E'-3. In order to implement the redevelopment plan and
eliminate the conditions within the project area which
make redevelopment necessary, it is in the public
interest that the Commission use its power of eminent
domain to acquire real proeprty within the project
area.
V-F-4. The Commission is not authorized to acquire publicly
owned land in the project area in the absence of the
involved public agency's consent. If such property
becomes private property by deed, lease or otherwise
before the Commission completes land acquisition within
the entire project area, the Commission is hereby
authorized to acquire such property.
V-F-5. The Commission is authorized to acquire any or all
interest in real property or structures, including, but
not limited to fee title, deeds and easements.
V-F-6. Without the consent of an owner, the Commission shall
not acquire any real property on which an existing
building is to be continued on its present site and in
its present form and use unless such building requires
structural alteration, improvement, modernization or
rehabilitation. If the site or lot on which the
building is situated requires modification in size ,
shape or use or it is necessary to impose upon such
property any of the standards, restrictions and control:
of this Plan and the owner fails or refuses to agree to
participate in the Redevelopment Plan through the
execution of an owner participation agreement,
Commission shall not acquire said property.
-20-
V-F-7. The Commission shall generally not acquire personal
proFerty . !?owever, where necessary in the
implementation of the plan, the Comimssion is authorize
to acquire personal property in the project area by any
laxful means except eminent domain.
V-G. Property Disposition
Y-G-1, All agreenents for the disposition of land by the
Commission, including owner participation agreements ,
shall include provisions recognizing and requiring that
in order to provide adequate safeguards to ensure that
the process of redevelopment will be carried out
pursuant to the plan, the following conditions are
necessary :
a)
and not for speculation. The Commission shall be
reserved such powers and controls as may be necessary t
prevent transfer or use of the property for speculation
purposes.
b) The subject land shall be built upon and/or improve
in conformity with applicable development standards and
any declaration of restriction attached hereto.
c)
will be carried out in a manner which will effectuate
the purposes of the plan, all developers and other
participants shall submit preliminsry architectural
plans, site and landscape plans, final plans, including
landscaping and design plans and specifications of the
improvements proposed to be constructed on the land for
approval by the Commission. As a part of such plans an
specifications, developers and, if required by the
The purchase or leasing of land is for redevelopmen
In order to assure that development and constructic
-21-
Commission, owner particFpants, shall submit time
schedules for the commencement and completion of such
improvements. Also, such plans and schedules shall be
submitted within the time specified Ln the respective
agreements with such developers and owner participants.
d) By and for the contracting parties, their heirs,
executors, administrators and assigns, there shall be n
discrimination against, or segregation of, any person o
group of persons on account of race, creed, sex, color,
national origin or ancestry in the sale, lease,
sublease, transfer, use, occupancy, or enjoyment of the
premises therein described, nor shall the contracting
parties or any persons claiming under or through them,
establish or permit any such practice or practices of
discrimination or segregation with reference to the
selection, location, number, use or occupancy of
tenants, lessees, sublessees, or vendees on the premise
described. All deeds, leases or contracts for the
sale, lease, sublease, or other transfer of any land in
the redevelopment project shall contain the
non-discrimination clauses prescribed in Section 33436
of the Health & Safety Codes.
V-G-2. The Commission will sell or lease all of its real
property acquired in the Project Area except €or that
property conveyed by it to the Community. The
Commission may also impose such other covenants,
conditions and restrictions as the City Council may
prescribe.
-22-
V-3. Demolition, Clearance, Public Improvements, Site
Preparation
V-5-1. The Commission Is authorized to clear buildings,
structures, and other improvements from any real
property in the project area as required to carry out
the purpose and intent of the Village Area Zedevelopmen
Plan.
V-H-2. The Commission is authorized to cause, provide,
undertake or to make provisions with any person or
public entity for the installation or construction of
public improvements or public utilities. Such
improvements may be located within or outside of the
project area as necessary to carry out the plan.
Streets, curbs, gutters, sidewalks, sewers, storm
drains, traffic signals, street trees, electrical
distribution systems 9 natural gas distribution systems,
water distribution systems, fire hydrants, parks ,
plazas, motor vehicle parking facilities, landscaping
and pedestrian malls, public signing, graphics and
street furniture are all included within the definition
of public improvement, but such improvements are not
necessarily limited thereto.
V-H-3. Any real property owned by the Commission may be
prepared or caused to be prepared as a building site by
the Commission. All such actions will be carried out
within the limits of applicable laws.
V-H-4. Any building or structure owned by the Cornmission may b
rehabilitated by the Commission within the limits of
applicable law.
-23-
V-H-5. The Commission is authorized to move or cause to be
moved any structure or building to a location within 01
outside of the project area so long as such actions are
mdertaken in carrying out: the redevelopment plan and
are in accordance with all applicable replatiom,
V-3-6. In order to encourage conservation and rehabilitation c
premises located within the project area, the Commissic
is authorized to assist said owners through the
provision of advice, encouragement and further
assistance as may become available.
-24-
PART VI: METHODS OF FINANCING
VI-A. Proposed FFnancing Methods - General
VI-A-1. The Commission is authorized to finance this project
with financial assistance frorr the City of Carlsbad, ti
State of California, Federal government, property tax
increments, interest income, Commission funds, or any
other available source.
VI-A-2. Until adequate tax increments or other funds are
available, or sufficiently assured, to repay loans and
to permit borrowing of adequate working capital from
sources other than the City, the City will make
available funds in the form of loans for survey plannir
and for the operating capital and nominal administratic
of this project. The City, as it is capable, may
provide additional assistance through loans and grants
for various public facilities.
VI-A-3. The Commission is authorized to issue bonds in amounts
sufficient to finance all or a portion of a project.
VI-A-4. The Commission is authorized to obtain advances, borrow
funds, and create indebtedness in carrying out the plan
funds and indebtedness may be make with tax increments
or such other funds as may become available through the
Housing and Redevelopment Commission.
L irnit a t ion s
Payment: of principle and interest on such advances,
VI-B.
The following items are addressed in accordance with Sectioi
33333.2 of the Health and Safety Code:
-25-
VI-B-1. The number of dollars of taxes which nay be divided and
allocated to the Commission pursuant to Section 33670 i
limited to four (4) million dollars per annum.
VI-3-2. A twenty-five year tine limit on the establishing of
loans, advances and indebtedness to finance Ln whole o
in part the redevelopment project is hereby set.
A time limit of 12 years from the date of adoption of
this plan for the commencement of eminent domain
proceedings to acquire property within the project area
is hereby established.
VI-B-3.
VIC. The following items are addressed:
VI-C-1. A limit of $30,000,000 is hereby imposed on the amount
of tax allocation bonded indebtedness which can be
outstanding at one time without an amendment of the
redevelopment plan. This amount is hereby determined t
be sufficient incentive to eliminate blighting
conditions existing within the project area.
VI-C-2. Not less than 20% of all taxes allocated to the
Commission are hereby pledged to increasing and
improving the community supply of housing for persons
with low and moderate income.
VI-C-3. Whenever dwelling units housing of persons of low and
moderate income are destroyed or removed, as a part of
the implementation of the redeveloment project, the
Commission within four years of such removal will
replace said units in kind in accordance with provision
of Sections 33413 and 33413.5 of the Health Sr Safety
Code of the State of California.
-26-
VI-D. Tax Increment Financing
Taking into account any and all limitations noted above, a-
taxes levied upon taxable property within the Village Area
Redevelopment Project Area each by and for the benefit of
tne State of Californta, County of San Diego, the City of
Carisbad or any district or other public corporation
hereinafter sometimes referred to as taxing agencies , after
the effective date of the ordinance approving the
redevelopment plan shall be divided as follows:
VI-D-1. That portion of the taxes which would be produced by tE-
rate upon which the tax is levied each year by or for
each of the taxing agencies, upon the total sum of the
assessed value of the taxable property in the
redevelopment project, as shown upon the assessment rol
used in connection with the taxation of such property b
such taxing agency, last equalized prior to the
effective date of such ordinance, shall be allocated tc
and when collected shall be paid into the funds of the
respective taxing agencies as taxes by or for said
taxing agencies on all other property are paid (for the
purpose of allocating taxes levied by or for any taxing
agency or agencies which did not include the territory
in a redevelopment project on the effective date of SUC
ordinance, but to which such territory has been annexed
or otherwise included after such effective date, the
assessment role of the County last equalized on the
effective date of the ordinance shall be used in
determining the assessed valuation of the taxable
property in the project on the effective date): and
-27-
VI-D-2. That portion of the levied taxes each year in excess of
such amount shall be allocated to, and when collected,
shall be ?aid into a special fund of the Housing and
Redevelopment Commission to pay the prtnciple of, and
interest on loans, monies advanced to or indebtedness
(whether funded, refunded, assumed, or otherwise)
incurred by such Commission to finance or refinance, in
whole or in part, such redevelopment project. Unless
and until the total assessed valuation of the taxable
property in a redeveloment project exceeds the total
assessed value of the taxable property in such project
as shown by the last equalized assessment role referred
to in subdivision (A), all of the taxes levied and
collected upon the taxable property in such redelopment
project shall be paid into the funds of the respective
taxing agencies. When such loans, advances, and
indebtedness, if any, and interest thereon, have been
paid, all of the monies thereafter received from taxes
upon the taxable property in such redevelopment project
shall be paid into the funds of the respective taxing
agencies as taxes on all other property are paid. The
portion of taxes mentioned in paragraph (B) above are
herein irrevocably pledged for the payrnent of the
principle and interest on the advance of monies or
making of loans or the incurring of any indebtedness
(whether funded, refunded, assumed or otherwise) by the
Commission to finance or refinance the project in whole
or in part. The Commission is authorized to make such
pledges as to specific advances, loans, and indebtednes
as appropriate, in carrying out the project.
-28-
PART VII. ACTIONS PROPOSED TO BE TAKEN BY THE CITY
VII-A. Cooperative Undertakings
The City shall aid and cooperate with the Commission in
carrying out this plan and shall take any further action
necessary to insure continued attainment of the purposes of
this plan and to prevent the continuation or spread in the
area of the conditions which create blighting influences.
Actions proposed to be taken by the City may include, but
not be limited to the following:
VII-A-1. Requirements that public utility companies abandon
and/or
rights-of-way as appropriate to carry out this plan.
relocate their operation and public
VII-A-2. Opening, closing, vacating, widening, or changing the
grades of streets, alleys and other public rights-of-wa
and other necessary modifications to streets, the stree
layout and other public rights-of-way.
VII-A-3. Institution and completion of proceedings necessary to
effectuate changes and improvements in publicly owned
utilities within or affecting the project area.
VIX-A-4. The effectuation of any other proceedings necessary to
carry out the project in accordance with the Village
Area Redevelopment Project Plan Number One.
-29-
PART VIII. PLAN ABMINI STPATION
VI11 -A. Enforcement
The administrative enforcement of this plan or other
documents forinulated purs-aan-t to this plan shall 3e
perforrned by the City and the Commission.
The provisions of this plan or other documents formulated
pursuant to this plan may also be enforced by court
litigation instituted by either the Cornmission or the City.
Further, any documents recorded expressly for the benefit o
owners of property within the project area may be enforced
by such property owners in addition to the City or the
Commission.
VIII-B. Duration
Except for the non-discriminatory and non-segregation
provisions which shall run in perpetuity, provisions of thi
plan shall be effective and the provisions of other
documents formulated pursuant to this plan may be made
effective for 25 years from the date of adoption of this
plan by the City Council and Housing & Redevelopment
Commission.
VIII-C. Amendment
This plan may be amended by the procedures established by
the California Community Redevelopment Law or anyother
procedure hereinafter established by law.
qn
LAND USE DESIGNATIONS
Commercial Area - Encourages retail commercial type usage. Conditionally permits auto service stations: R-3 use above ground level commercial.
Special Treatinent Area - Delineates an area which requires
adherence to standards in order to maintain and enhance spec
chzaracter and environment.
Commercial/Limited Industrial - Encourages uses of a more intenst
commercial nature than those permitted in the Commercial
area. Includes uses commonly referred to as heavy commercial/light industrial.
centers tor tourists and travelers. Should encourage
transient housing, restaurants, retail services providing fo convenience, welfare or entertainment of the traveler. Uses
include hotel, motel and incidental businesses to serve the
patron customer provided that such uses not otherwise permit in this zone shall be operated in the same building and in conjunction with permitted use; restaurants with a cocktail
lounge as an integral part; art galleries; handicraft shops; bonafide antique stores.
Combination District - Should permit residential, commercial, commercial okfice. Primary usage should be office commercia with other uses in conjunction as approved by Housing and
Redevelopment Advisory Comnittee:Comnission.
Open Space - Incudes existing public and private facilities such
as parks and schools. Recently acquired public areas are included within the zoning designation in existence at the t of acquisition.
Travel Services Commercial - Provides areas to function as
High Density Residential - Encourages residential density of 10-20 units per acre.
Low Medium Density Residential - Encourages residential density of 4-10 units per acre.
-31-
VILLAG€ BLwEa LAND USE MAP
COMMEKIAL AREA
............. n ............. COMMERCIAL - LIMITED INDUSTRiAl
TRAVEL SERVICES COMMfKLAL_ - C~MBtN~L~td ~1s~~ (RM, BMHSd
L-3 QPUN SPACE,
1-1 HIGH DENSITY RESIDENTIAL
VILLAGE AREA
RED EVEL OPME NT
PROJECT
REPORT ON PLAN
MBY, 1981
TABLE OF CONTENTS
PAGE SECTION TITLE OF SECTION -
1 INTRODUCTION 1
2 REASONS FOR SELECTION OF PROJECT AREA 2
ECONOMIC CONDITIONS EXISTING IN AREA 3
OF THE PROJECT AREA 5
5 REPORT ON THE RELOCATION PLAN 8
6 ANALYSIS OF THE PRELIMINARY PLAN 14
3 DESCRIPTION OF PHYSICAL, SOCIAL, AND
4 PROPOSED METHOD OF FINANCING REDEVELOPMENT
7 REPORT AND RECOMMENDATION OF THE PLANNING
COMMISSION 17
8 SUMMARY OF PROJECT AREA COMMITTEE
PROCEEDINGS 17
9 REPORT ON GENERAL PLAN CONFORMITY PINDING 18
10 ENVIRONMENTAL IMPACT REPORT 18
11 REPORT OF COUNTY FISCAL OFFICER ON ASSESSED
VALUEjREVENUE PROJECTIONS ia
13 NEIGHBORHOOD IMPACT REPORT 1!
OF CONSULTATIONS WITH TAXING AGENCIES 3
12 REPORT OF FISCAL REVUE COMMITTEE 19
14 ANALYSIS OF FISCAL IMPACT REPORT AND SUMMARY
LIST 3F EXHIBITS
AND APPENDIXES
ON FILE WITH THE
CITY CLERK
This report to the City Council on the Village Area Redevel-
opment Plan was prepared to ensure compliance with Section 33352
of the Health and Safety Code, Community Redevelopment Law Of
the State of California.
SECTION ONE: INTRODUCTION
The intent of this report is to:
A. Advise the City Council of the reasons for selecting the
project area.
B. Provide a description of the physical, social, and economic
conditions existng in the area.
C. Outline the proposed method of financing redevelopment of
the project area in sufficient detail so that the legislative
body may determine the economic feasibility of the plan.
D. Set forth a method or plan for the relocation of families
and persons to be temporarily or permanently displaced from
housing facilities within the project area. In addition, this
section must include a requirement that no persons or families
low or moderate income shall be displaced unless and until ther
is suitable housing available and ready for occupancy at rents
comparable to those at the time of displacement.
E. Analyze the preliminary plan.
F. Report on the recommendation of the Planning Commission.
G. Forward the summary required to be prepared by the County
taxing official.
Y. Report on Ceneral Plan conformity relative to property
acquisition, disposition, and vacations of public rightsofway.
I. Forward an environmental impact report in accordance with
the requirements of the California Environmental Quality Act a
amended.
J. Provide the Council with summaries of the minutes and a
record of all Project Area Committee findings.
-1-
K. Provide copies of the report of the fiscal review
committee, if any.
L. Analyze the impact of the project upon the surrounding
neighborhood and the residents thereof.
M. Report on the County's analysis of fiscal impact and summar-
ize the Housing and Redevelopment Commission's attempts to con-
sult with each of the taxing agencies as identified by the
County.
SECTION TWO: REASONS FOR THE SELECTION OF THE PROJECT AREA
The Village Area Redevelopment Project area was selected princi-
pally for the following reasons:
A. Deterioration of buildings within the area as exhibited by
obsolescense, structural inadequacy and lack of architerctural
unity.
R. The existence of small lot areas which effectively preclude
opportunities for expansion of viable central business district
uses.
C. Existing parking problems which are compounded by small lot
development and ownership conflicts which eliminate the possibi-
lity of providing on-site parking.
D. The underutilized and mixed character of land use in and
adjacent to the project area.
E. The desire to revitalize the area through the elimination of
blighting influences and the improvement of land use
patterns in an overall strengthening of the area's
commercial/residential posture.
F. The general decline and shifting nature of commercial
activity withing the area.
-2-
The boundaries of the project area incorporate the north half c
that area indentified as the inner-city area in a study
conducted by Duncan and Jones in 1970. The project area boun-
daries are sufficiently large to permit the addressing of the
problems associated with the commercial core and the surround-
ing residential areas. A full legal description of the project
area's boundaries appears in the Redevelopment Plan.
SECTION THREE: DESCRIPTION OF PHYSICAL, SOCIAL AND ECONOMIC
CONDITIONS EXISTING IN THE AREA
Section Three is a discussion of the existing physical, social,
and economic conditions found in the project area.
A. Physical Conditions
Structural deficiencies exist in the older structures lo-
cated within the project area. In some instances these defi-
ciencies are the result of aging while in other instances they
are the result of inadequate construction or alteration over t'
past life of the structure.
Several buildings are sited and located so that it appear
as though they cannot be effectively altered or expanded to ac
mmodate the volume of trade which would justify continued exis
ence in the urban core. In some instances the walls of these
buildings are not built to current day standards and would not
contain fire in accordance with the Uniform Building Code
requirements.
Because of their density, lack of setbacks, age and fire
hazard potential, buildings in the core are are classed collec
tively in fire zone one, to which the most stringent Uniform
Building Code standards are applied.
-3-
The highest incidence of structural inadequacy appears to
occur along State Street, north of Oak Avenue, and south of
Beech. Residential deterioration is most evident along Tyler
although isolated instances are founf throughout the project
area.
Several conclusions may be drawn from an examination of the
physical conditions characterized in the project area:
1. The economic viability of the area has been and
conntinues to decline.
2. Physical conditions and incornpatable intermixed land
uses are perpetuating a run-down environment.
3. There appears to be little interest in investment and
reinvestment in already developed areas.
4. A catalyst is needed to trigger renewed interest in the
area.
S. Social
The project area, as noted in the 1975 Mid Decade Census,
contains approximately 20% of the total households within the
City of Carlsbad. This 20% of total households represented 36X
of the households of the City with an income of less than
S10,OOO. This view was compounded when the project area was
seen in isolation in that 69% of the area's population earned
less than $10,000 per year. This is significant when viewed in
light of the fact that city-wide only 38% of households had
incomes within the same range,
Of the total population residing in the project area in
1975, 22% was 55 years or older. Normally, a higher incidence
of senior citizens is found close to a given City's central
business district than is found proportionately on a city-wide
basis. In the City of Carlsbad this statement does not hold
true in that the project area contains seniors only to the same
proportion found on a city-wide basis.
-4-
C. Economic
The Village Area, has not seen an appreciable amount of ne\
development or new employment opportunities in recent years.
The majority of new developments and opportunities have occurrec
in areas removed from the village area, primarily to the east
and south. As a result of new shopping centers being developed
to the east and increasing the accessability to regional
centers, an increase in competition has further impacted the
retail position of the commercial area.
D. Summary
The conditions enumerated above tend to point to overall
poor appearance and lack of incentive for private investment in
the village area.
Ultimately, revitalization will require that a flexible
financing system be made available.
The establishment of control is an important element of
containing what currently is attractive in the village area.
Without control, the random pattern of development that has prc
gressed will continue. Although many uses in the village area
can be found to be legal and conforming, they are not always
compatible with adjacent uses. The continued lack of a rede-
velopment plan or revitalization plan will ultimateLy have a
negative effect on development in the area and result in a
gradual downward trend through progressively less attractive
uses toward a totally blighted condition. (Additional factual
data on the blighted conditions as contained in the Report on
Blight Addendum attached hereto.)
SECTION FOUR: PROPOSED METHODS OF FINANCING REDEVELOPMENT OF
THE PROJECT AREA
The redevelopment plan is based upon owner participation
and the development of existing underdeveloped parcels of land
The plan is basically one which will take pl-ace over an undete
mined amount of time and is based upon years of phasing in
-5-
accordance with the controls set forth in the redevelopment plan
and village improvement manual. Any attempt to determine the de
tailed costs of the undertaking outlined in the plan at this
time would be meaningless. However, an analysis of the
financial integrity of the plan does appear appropriate.
Current development activity is being funded from the
City's Housing Community Development Act of 1974, Urban County
Block Grant Program. This program, currently in its sixth year,
has been devoted exclusively to improvement of physical facili-
ties within the village area. The projects by grant year and
amount, are listed below.
Year One
Magee House restoration $35,000
Year Two
Public Improvements; Zarding Street $68,000
Community Center
Year Three
Housing Rehabilitation Program $10,300
Year Four
Phase I Streetscape/Parking Lot S137,OOO
Design: Property Acquisition
Year Five
Phase I Construction Streetscape $137,000
Plan: Commercial Rehabilitation
Program
Year Six
Phase I1 Construction Streetscape $167,000
Plan: Alley improvements; Housing
Development Fund
-6-
In addition to the Block Grant funding, the City, via an
agreement with the Housing and Redevelopment Commission, has prc
vided staff support services for this effort during the past
2 1/2 years. This has resulted in the City expenditure on a
loan basis, of approximately $90,000. Finally the City has ac-
quired property for parking purposes toward the ultimate end of
redevelopment. This property acquisition necessitated the ex-
penditure of about $120,000 dollars during fiscal year 1977-78.
Additional funding sources should be anticipated in light
of Proposition 13 revenue cuts. The utilization of parking
districts, business and improvement districts and local devel-
opment corporations should be encouraged and where necessary ne
legislative approaches sought. Recent amendment to the Califox
nia Community Redevelopment Law, when combined with the effect
of the recently passed Jarvis initiative (Proposition 131, ne-
cessitates a much stronger role on the part of the private
sector than was previously necessary. In fact, the Jarvis I1
initiative could place even more pressure on private innovativl
types of approaches.
The Redevelopment Plan further authorizes the Commission
finance the project through the utilization of State and Feder
Grants, City assistance, property tax increments, special asse
ment districts, donations, interest income, agency bonds, loan
from private financial institutions, lease or sale of
Commission owned property, and/or any other available source.
Thus a variety of sources exist for the financing of project
activities which would ultimately provide the greatest benefit
at the lowest level of cost.
Should it be determined that tax increment financing is :
desireable means of funding improvements for the area, it is
anticipated that, on a conservative basis, the first pear’s
increment would be $30,000. After five years it is anticipate
that the increments would reach approximately $48,000 dollars
-7-
annually, assuming a 10% per year post-proposition 13 increase
in assessed value.
It should be noted that the Commission will utilize only
that portion of the increment necessary to retire outstanding
project indebtedness. That portion of the increment in excess
of the amount necessary for debt service would continue to be
allocated to respective taxing agencies on the same baiis as
it currently is.
SECTION FIVE: REPORT ON THE RELOCATION PLAN -
The City of Carlsbad has adopted State relocation guide-
lines and has, through written agreement, contracted with the
City of San Diego for the task of providing relocation assis-
tance services. The City of San Diego, Central Relocation
Office, will, upon the request of all necessary documentation
from the City of Carlsbad, perform all required functions rela-
tive to state and federal (as applicable) relocation regula-
tions. These services will be conducted in compliance with
Chapter 16, Section 7260 et seq. of the Government Code of the
State of California and the guidelines set forth by the State
Department of Housing and Community Development. All reloca-
tion assistance shall be provided in accordance with the terms
and conditions as set forth in the cooperative agreement between
the City of Carlsbad and the Carlsbad Housing and Redevelopment
Commission. This arrangement will exist until such time as the
Commission becomes capable of providing relocatio assistance on
an independent basis.
Due to the owner participation provisions of the Redevelop-
ment Plan, it is anticipated that displacement and relocation of
families and/or business from within the project area will be
kept to a minimum.
-8-
The City of Carlsbad has an actively functioning housing
program which is allocated federally assisted rental housing.
In the event that a family is displaced from the project area
as a result of redevelopment actions, the housing program cou1(
play an important part in the relocation and selection of re-
placement housing.
Relocat ion
A report on the Village Area Project relocation plan wil
be prepared bi-annually for the review and approval of the
Carlsbad Housing and Redevelopment Commission. The plan updat~
will be closely allied and in concert with the City's housing
program reporting requirements.
The bi-annual relocation plan report will reflect the
housing available for not only those to be displaced from the
Village A.rea Redevelopment Program, but from all other governmc
tal activities known at the time of the report. This approach
will allow the most accurate analysis of relocation feasibilit:
The availability of decent, safe and sanitary housing commen-
surate with the person's income is a specific requirement of tl:
California Redevelopment Law. Programs for insuring comparabi-
lity between income are available through programs administerec
locally. In addition, redevelopment funds may also be used to
assist persons unable to find replacement housing which is
within their individual income limits. In addition individuals
and families required to relocate are provided priority pro-
cessing under the Section 8 rental assistance program. No
person will be required to move until there is replacement
housing available.
The Commission and its staff will do all within its
power to ensure that displacement of businesses and families
will be kept to the minimum required to achieve the goals and
objectives of the Village Area Redevelopment Plan. At this
time it appears as though there will be no major relocations
required during the life of the project. The redevelopment
-9-
activities proposed emphasize rehabilitation of existing struc-
tures and reuse of underdeveloped and vacant property. Only ir
those instances where structures are found to be in violation c
health and safety standards or where such structures constitute
significant hinderance toward attainment of redevelopment will
it be necessary to consider total clearance.
A. Estimate of displacement among families and individuals
The following table summarizes, by income level, the numbe
of families and individuals that may be displaced within the
total project area over the 25 year time frame associated with
the Village Area Redevelopment Plan.
Annual Income Annual Income Annual Income
L-$5,900 $6000-$9999 $10,000 -I-
Families 5 10 3
1 - 8 - 20 - Individuals
Total Units 25 18 4
These estimates are projected to be accurate over the life of
the plan but do not reflect displacement by the private sector
through unassisted projects or by other governmental entities
outside of the City of Carlsbad.
The economic characteristics of these families and individuals
are for illustrative use only. Extensive research has not been
completed which would permit depiction of those families and
businesses to be relocated. As soon as project activities are
more refined and prior to any actual displacement, a complete
indepth survey of those affected will be undertaken.
The standard Federal Government Guidelines for income and
housing costs ratio will be utilized in determining the ability
of a displace ability to pay for replacement housing. In addi-
tion, those guidelines and requirements as mandated in Califor-
nia Community Redevelopment Law will be used where applicable.
In addition to the potential rental subsidies, residences who
are required to relocate will be eligible for reimbursement of
-10-
moving expenses and other costs as provided by Chapter 16,
(commencing with Section 7260) of Division 7 of Title I of the
Government Code of the State of California.
B. Narrative Description of the CharacteriLtics of Families
and Individuals to be Displaced
The project area, as noted in the 1975 mid-decade census,
contained approximateIy 20 percent of the total households in
the City. At the time of the census, it should be noted that 36
percent of the households with a total income of less than
$10,000 were located within the proposed boundaries. When the
project was viewed in isolation, it was found that 69 percent of
the area's population earned less than $10,000. This is signif-
cant when viewed in light of the fact that City-wide, only 38
percent of the households had incomes within the same range.
Additional analysis found that 22 percent of the total popula-
tion in 1975 was over the age of 55. Normally, a higher inci-
dence of senior citizens is found close to a given City's
central business district than is found proportionately on a
City-wide basis.
However, in the City of Carlsbad, the census does not bear this
out. In fact, the project area contains seniors only to that
proportion found City-wide.
C. Estimate of the anticipated number of business concerns
Field surveys of available commercial space located withir
the redevelopment area is conducted periodically by the Housin;
and Redevelopment Commission staff. The most recent survey,
1979, indicates that sufficient commercial space exists at any
point in time for relocation of businesses that my be displace
as a result ot redevelopment activity. This is a function of
the project area's normal rate of turnover in commercia~ Space
and indicates that anticipated relocation needs can be met as
function of the normal market.
-11-
For illustrative purposes,
which may face displacement are shown on the table below:
the types and catagories of busineL
Sq.Ft. Number Owner Tenant
Retail 10,000 14 7 7
Off ice 5,000 5 1 4
Auto related 6,000 5 1 4
Industrial 8,000 6 2 4
Government 5,000 1
Total 34,000 31 11 20
Wholesale/
The preceding estimates are for the entire time frame of the pr
ject and do not reflect displacement by governmental agencies
other than those having jurisdiction within the City of
Carlsbad.
D. Estimate of Relocation Costs
Relocation costs are directly related to availability of
suitable replacement units for both residence and businesses.
All State, Federal and/or City requirements as applicable will
be met with regard to the rights of those displaced, In addi-
tion, the Federal Section 8 Program for both existing and poten-
tially new units will be utilized as relocation resources. On
the average it is anticipated that costs will be as follows:
$3,500 per household on a residential displacement and $5,000
per business on business displacement. It should be noted that
these costs are strictly costs of relocation and do not reflect
those funds provided under Section 8 or other housing assistance
programs.
E. Coordination of Relocation Activities
The central relocation office of the City of San Diego will
actually perform the relocation activity in lieu of the City of
Carlsbad's staff. This arrangement will allow for professional
assistance in carrying out the relocation program with the
miniumum impact on operating cost. Yowever, in the event that
the case load becomes significantly greater than that originally
-12-
anticipated, an analysis should be conducted as to the cost of
such activity versus providing technical assistance at the local
level. As noted above, the estimates contained herein ape those
associated only with governmental activity during the 25 year
life of the redevelopment plan. However, residences displaced
as a result of private redevelopment activity should be referred
to the Carlsbad Housing Programs or the County Housing Authority
for determination of eligibility for participation in one of the
rental assistance programs discussed above. The San Diego
Central Relocation Office should be notified immediately of any
consideration to purchase property. Relocation personnel at
that point should interview those involved and review the case
with the negotiator attempting to purchase the property on
behalf of the CammisgiOR. In this manner relocation benefits
can be explained and understood by all parties affected. Relo-
cation benefits should not be included in negotiations for the
acquisition of property. The relocation assistance provided
shall be for the direct use of those relocated under the exist-
ing State Laws and Federal Guidelines.
F. Replacing Housing
Due to the nature of the proposed redevelopment activity,
it appears as though replacement housing could be provided
within close proximity to the redevelopment project. No
families or individuals with low or moderate income will be re.
quired to move unless there is suitable replacement housing
available for occupancy. The cost of such housing shall be co
sistent with all applicable Federal, State and Local Guideline
relative to income, age and family size of the family to be re
located. Should the City's supply of suitable housing units b
insufficient to meet the needs of those displaced, then the
Commission shall cause the required units to become available,
As used in this plan, low and moderate income families and
persons means those persons who qualify as low and moderate
income persons and families as provided under the Health and
-13-
Safety Code of the State of California, as those definitions and
those sections now existing or may be amended, replaced or super-
seded.
Temporary housing shall be avoided except in such cases where
the Commission will cause housing to be developed for the
purpose of providing replacement units in the project.
New housing developed within the confines of the project
boundary shall conform to the provisions of State Law effective
at the time of construction.
All records, applications, and findings relative to personal
finances with a financial condition of businesses shall be con-
fidential under the provisions of Section 33418 of the
California Community Redevelopment Law.
G. Relocation Appeals Board
A Relocation Appeals Board in accordance with Section
33417.5 of the Community Redevelopment Law will be constituted
within 90 days after the adoption of the redevelopment plan.
The Board shall promptly hear all complaints brought by resi-
dents relating to relocation because of the Village Area Rede-
velopment Project activities.
SECTION SIX: ANALYSIS OF PRELIMINARY PLAN
The Village Area Preliminary Plan was prepared by staff in
conjunction with the Planning Department. (Exhibit E) The
Preliminary Plan is hereby incorporated into this section by
reference. The Planning Commission on August 9, 1978, approved
the Preliminary Plan and the Redevelopment Agency subsequently
took action.
The analysis of the Preliminary Plan is presented below:
A. Boundary Description
A legal description was prepared by Title Insurance Companj
in San Diego. The boundaries were selected on a basis of the
study of the central area, citizen input, and information gener-
ally available in the City’s files.
-14-
B. Project Description
The factors which presently contribute to physical,
economic and social decline of the proposed project area are d
cussed in this section, These factors include the design of
structures, ecistence of small lot division, lack of parking,
terioration of residential areas, encroachment of office uses
into residential areas and outdated and uncoordinated circula-
tion patterns.
The condition of structures is discussed generally and it is
found that many buildings are in need of restoration, moderniz,
tion or general maintenance. The economic conditions found in
the project area are decribed as below standard, since limited
amounts of new development have taken place in the project ares
over a long period ot time. This section concludes that a sigr
ficant portion of the City's population earning less than
$~o,ooo per year in total family income reside within the
project area.
C. Purpose and Intent
The purpose and intent of the Redevelopment Plan is as follows:
1. To direct market potential to a total project rather
than relying on private development decisions.
2. To increase the quality of new and existing developmen
through rehabilitation and reuse.
3. To upgrade development and preserve that which is
historically or aesthetically unique.
4. To enrich the project's ability to attract new invest-
ment.
5. TO create an integrated and multi-purpose land use
pattern incorporating both daytime and nightime
activity ,
6. To act as the catalyst to development surrounding the
development area.
-15-
7. To strengthen and create new linkages to surrounding
areas.
8. To provide for types of actions to accomplish the
intent and purpose of the plan.
D. Goals and Objectives of Redevelopment Plan
Simply stated, the goal is to create a pleasant, attracti'
environment accomodating a wide variety of uses, To accomplis1
this goal, the objectives of generally eliminating blight and
attracting new capital investment through owner participation
and redevelopment and development of new housing have been in-
cluded.
E. Development Plan Criteria
In this section land use and planning are considered as th
processes initiating revitalization of the area. Design consi-
deration, circulation, and review procedures are found to be
essential to the overall revitalization process herein. Finallj
due to the size and complexity of the project, the designation
of planning subareas are suggested.
F. Conformance with the General Plan
The Preliminary Plan is shown to conform to the General
Plan as adopted by the City of Carlsbad as it relates to the
inter-city area of the City of Carlsbad,
G. Impact of the Project upon residents and surrounding
Neighborhoods
The realization of the goals and objectives of the redevel-
opment program is demonstrated to have a positive effect upon
the area including the adjacent neighborhood. Specifically, the
elimination of poor housing conditions and improvement in the
circulation system will favorably impact the area.
H. Project Area Committee Meetings
Pursuant to Section 33385 of the Health and Safety Code of
the State of California, a project area committee will be
formed. The minutes of those meetings shall be provided as an
-16-
appendix to this report on the Village Area Redevelopment
Program.
I. Report and Recommendation oE the Planning Commission
The Planning Commission at its meeting of November 28,
1979, reviewed the redevelopment plan and recommended
approval thereof to the City Council. The Planning
Commission found that the plan was in conformance with
the General Plan. In accordance with the Community
Redevelopment Law Section 33336, the redevelopment plan
contains adequate safeguards to insure that the process
of redevelopment within the project area will be carried
out pursuant to the plan.
SECTION SEVEN: REPORT AND RECOMMENDATION OF THE PLANNING
COMMISSION.
At its meeting of November 28, 1979, the Carlsbad Planning
Commission sent forward a resolution recommending approval
of the redevelopment plan by the City Council and Housing
and Redevelopment Commission (Exhibit B).
SECTION EIGHT: REPORT ON GEMEiRAL PLAN CONFORMITY.
The Carlsbad Planning omm mission adopted Resolution 1569 a
its meeting of November 28, 1979, which found the proposed
Redevelopment Plan in conformity with the City's General
Plan. The Commission forwarded this determination to the
City Council and Rousing and Redevelopment Commission.
Copies of the City General Plan are available at the Planning
Department of the City of Carlsbad, 1200 Elm Avenue, Carlsbad,
California.
-17-
SECTION NINE: SUMMARY OF THE PROJECT AREA COMMITTEE'S
PROCEEDINGS
The Village Redevelopment Project Area Committee held
thirteen public meetings hearing testimony on the Redevelopment
Plan. Deliberations began on April 26, 1979, and ended on July
10, 1979, with a vote approving the Plan.
The Committee's official minutes represent the best summary
record of the Committee's proceedings, and are included under
Exh i b it "A" of this report.
SECTION TEN: ENVIRONMENTAL IMPACT REPORT
The Carlsbad Planning Commission, at its meeting of Novembc
14, 1979, adopted ResolutionNo. 1561, in accordance with Sectioi
21151 of the Public Resources Code, recommending that the City
Council certify Environmental Impact Report 567 (Exhibit F) as
the Environmental Impact Report for the Village Area
Redevelopment Plan. (a copy of Resolution No. 1561 is attached i
Exhibit "C")
SECTION ELEVEN: REPOFT OF COUNTY FISCAL OFFICER ON ASSESSED
VALUE/REVZNUE PROJECTION
The report prepared by the San Diego County Auditor and
Controller entitled "Carlsbad Redevelopment Agency Village Area
Redevelopment Project I Base Year Assessment Roll; Report per
Health and Safety Code 33328", has been used as the official
Assessed ValuejRevenue Projection base document.
Proposition 13 limits assessed value increase to 3% per year
with the exception of transfers, new construction, and rehabili-
tation, Due to the already developed character of the project
area it appears unlikely that assessed values and hence,
revenues, would increase at a rate greater than 7 to 10 percent
per year from all sources. The base document noted above is
included as Exhibit "D".
-18-
SECTION TWELVE: REPORT OF THE FISCAL REVIEW COMMITTEE
In connection with the preparation of the report for a rede-
velopment plan utilizing tax increment financing, the County, or
any affected taxing entity may call for the creation of a fiscal
review committee. Documents were sent to all affected taxing
entities, and there were no requests for the creation of a
fiscal review committee, therefore, no report will be forth-
coming.
SECTION THIRTEEN: NEIGHBORHOOD IMPACT REPORT
A. Relocation
The City of Carlsbad has adopted State relocation guide-
. lines and has, through written agreement, contracted with the
City of San Diego for the task of providing relocation assis-
tance service. The City of San Diego, Central Relocation
Office, will, upon the receipt of all necessary documentation
from the City of Carlsbad, perform all required functions
relative to State and Federal (as applicable) relocation regula
tions. These services will be conducted in compliance with
Chapter 16, Section 7260 et seq. of the Government Code of the
State of California and the guidelines set forth by the State
Department of Housing and Community Development. All relocatio
assistance shall be provided in accordance with the terms and
conditions as set forth in the cooperative agreement between th
City of Carlsbad and the Carlsbad Housing and Redevelopment
Commission, This arrangement will exist until such time as the
Commission becomes capable of providing relocation assistance c
an independent basis.
Due to the owner participation provisions of the Redevelopment
Plan, it is anticipated that displacement and relocation of
families and/or businesses from within the project area will bc
kept to a minimum.
-19-
The City of Carlsbad has an actively functioning housing prograu
which is allocated federally assisted rental housing. In the
event that a family is displaced from the project area as a
result of redevelopment actions, the housing program could play
an important part in the relocation and selection of replacement
housing.
R. Traffic Circulation
Several major routes and numerous local streets provide
access into the project area. Elm Avenue and Carlsbad
Boulevard both carry an average daily traffic (ADT) count of
approximately 15,000 vehicles/day.
Public transportation to the project area is available from
local areas and neighboring cities. Daily service from San
Diego is provided by the San niego Transit Corporation. North
Conty Transit provides direct service to San Diego and also
operates many local routes which provides access to the
project.
Traffic volume within the project area is expected to in-
crease significantly. The Redevelopment Plan attempts to
minimize increases in VMT by modifying the circulation system
and possibly incorporating mini-transit system (i.e., minibus,
shuttle vehicles). Historically, implementation of small scale
transit system could be anticipated to reduce VMT within the
central business district by 1% to 5%. It would also be
expected to promote smooth intra-project vehicular movement.
Methods for establishing smooth linkage between project area
transportation facilities and those beyond the project area will
also be explored.
Traffic volume within the project and associated areas is
expected to increase significantly as the project nears
-20-
-- w
I___.-
n I Vt H 3! DE caul'; r Y
LOCAL 8US TRANSIT - EXPRESS BUS TRANSIT
hlirsion Smcb
/J .I'
FIGURE 7
Existing Transit
(AS OF Jawatw 1.1977)
Imperial Beach
*: %,
.Q7r 51.1 0.~1 Ro;.on'$
cOUPitir*eIS,VE VI nyvrnc rJ*GaN,Z*,,OM
NORTH COUNTY
AVERAGE DAILY TRAFFIC
Source: CPo
(7 -3
EXI~~N~ AVERAE DAILY ~-FIC. wm-w Pmmcr
PRIMARY ROUTE (~0,o~ m'5 OF5Pl(
.. - . . .., . r. :$. SECONDARY RW?E (Le5?FtAI\I !O,iXO P
completion. However, the total volume cannot be estimated until
specific redevelopment plans become available. Increased
traffic in the CBD could increase the number of conflicts
between vehicles and pedestrians.
The implementation of an effective circulation system,
including a mini-transit system, which will tend to reduce the
total anticipated increase in VMT within the project area and
promote smooth intra-project movement.
Development of improved parking facilities will facilitate
ingress and egress without restricting the even flow of street
traffic.
The implementation of an effective circulation system and mini-
transit system should relieve congestion and facilititate the
flow of traffic in the area. When projected traffic volumes
become available, the impact of the project on the existing
transportation system will be evaluated. Pedestrian movement
will be enhanced through the implementation of the Redevelopment
plan. provisions for inter-connects with beach access points
and other points of high demand will be encouraged.
C. Environmental Quality Summary
The Village Area Redevelopment Project has been designed tc
prevent the further deterioration of Carlsbad's Central Businesz
District and re-establish it's commercial importance within the
community. To achieve this goal various land uses and
development concepts have been established to effectuate a more
desirable and compatible relationship between the physical and
social environments of CRD and it's adjacent areas. The Plan
will involve the revitalization of 204+/acres of Carlsbad's
urban core. The Plan encourages new development and intensifi-
catio of existing land uses as well as the construction of mult
family residential units and public facilities where feasible.
-21-
An increase in traffic generated by the project is anticipated
due to the intensification of land uses proposed. The
additional traffic will result in an increase in emissions and
noise produced from mobile sources, however, if an effective
circulation system and the proposed mitigations are implemented
no significant impact should result. Increased demand for uti-
lities, energy producing resources and community services will
occur due to the intensified density of the project area. The
cumulative effect on these resources and services will be evalu
ated as more precise date becomes available.
In conclusion, it is unlikely that the implementation of the
Redevelopment Plan will have a significant cumulative adverse
impact on the environment. Restoration of Carlsbad's deterior-
ating center core will provide renewed productivity to the
CRD, an increase in available housing, landscaped open space anc
employment opportunities within the central city and enhancemeni
of the project area's aesthetic quality. Specific Analysis of
the impacts of the Redevelopment effort is contained in Environ-
mental Impact Report 567 as cited in Section (9) of this report.
D. Availability of Community Facilities and Services
The Village Area has eight existing acres of community
facilities offering services to the neighborhood residents. The
five major facilities are listed below:
Facility Acres Service
Maxton Brown Park 1.4 3 concrete picnic tables
4 benches, 1 drinking
fountain, landscaping,
trees , shrubs, t
Maxton Brown 2.1 Landscaped (defunct
Extension reservoir site, pump
station)
-22-
Fac il it y Acres Service
Rotary Park 1.0 5 concrete picnic tables
3 benches, 1 drinking
fountain, trees, shrubs,
turf
Harding Street 1.5 3 buildings (classrooms,
Community Center large meeting room,
aud it or ium b k it chen )
offices, landscaped
Magee Park 2.2 Horseshoe pits,
shuffleboard, fountains,
5 picnic tables, 6 park
benches, 3 historical
buildings, parking lot,
meet ing house,
landscaped - trees,
shrubs, turf
E. Effect on School Population and Quality of Education
Schools
The project involves three elementary school attendance
boundaries: Jefferson, Pine, and Buena Vista Elementary. This
site is also within the boundaries of Carlsbad Junior High
and Senior High Schools. Listed below by district are the pre-
sent enrollments and capacities of schools which serve La Costa:
Enrollment Capacity School
Carlsbad Unified School District:
Valley Junior High 510 783
Carlsbad High School 1468 1367
Buena Vista Elementary 428 583
Jefferson E lement ary 424 Data
unavailble
Pine Elementary 344 Date
unavailable
-23-
It should be noted that capacity enrollments are tenuous and
subject to considerable fluctuaction as the number of portables
and the program type changes at the school in question.
The Plan will encourage new residential development which
could generate additional school-age children. If new residen-
tial development occurs it would create a greater need for addi-
tional parklands in the area.
In order to provide the necessary facilities for new stu-
dents anticipated with the development of the project area,
developers will be required to enter into agreements with the
district to provide necessary funds as required by the Board of
Trustees of the Carlsbad Unified School District.
The continued growth of the Carlsbad Community requires a con-
tinuous planning effort on the part of the local school
district in order to meet both near and far term enrollments.
The district is actively involved in such efforts and will con-
tinue to assess developers in order to provide necessary ser-
vices. Provisions for parklands by developers would mitigate
further impact OR available parks in the area.
Compliance with the mitigation measures will result in an
insignificant impact on schools or parks in the project area.
F. Property Assessments and Taxes
The City of Carlsbad‘s tax effort in 1978-79 was governed
by the content of the recently enacted Proposition 13 provi-
sions. The Village project is located within tax code area
9000. The Auditor and Controller of the County of San Diego has
prepared a report entitled “Carlsbad Redevelopment Agency Vil-
lage Area Redevelopment ProjectlBase Year Assessment Rol1;Repor
Per Health and Safety Code 33328”. The preceeding chart depicts
the impact on taxing agencies in tax code area 9000.
-24-
TABLE I
TAX REVENUE IMPACT ANALYSIS
Taxing Total Taxing Total 1st Year Redevelopment
Agency Agency Revenue Redevelopment Agency Revenue
Agency Revenue as percentage
Total Revenue
County $ 104,322 $ 12 0.011%
City of
Carlsbad 158,682 66 1 0.42
Unified
Schools 330 , 585 986 0.30
C o mmu n i t y
College 192,512 138 0.07
Special
District
Tri-City
Hospital 244,273 267 0.11
Carlsbad
Bond 11,395 33 0.28
11 11 I1 52,754 163 0.31
Prop.13 315,019,993 26,383 0.01
11 II 11 120,978 376 0.31
CMWD #I 96,683 272 0.28
CMWD #4 46,601 132 0.28
Netri Water
Dist. 263,632 742 0.28
Co. Water
Authority 140,777 396 0.28
$316,783,187 $30,461 0.0096% TOTAL
-25-
The Community Redevelopment Law authorizes a method of
financing redevelopment projects based upon a prescribed
allocation of property within the project which is, in effect,
frozen at the level existing prior to adoption of the
redevelopment plan, and all overlapping taxing bodies continue
receive the taxes derived by the levy of the current tax rate
against this frozen base. All property taxes collected each YE
after the adoption of the redevelopment plan upon any increase
assessed valuation above the established base level may be
credited to the Housing and Redevelopment Commission and pledg
to the repayment of any indebtedness incurred in the developmen
of the project. After all such indebtedness has been repaid, t
total taxes produced by the project thereafter accure to the re
spective taxing bodies in the usual manner.
Revitalization of deteriorated areas and new development
within the study area will raise the assessed valuation of
properties. On a short term basis, because of the redevelopmen!
project, the increased income derived from land improvements wi:
not be realized to the taxing agency until the repayment of any
indebtedness incurred by the redevelopment project has been
implemented.
Application for Federal Funds, Community Block Grant and/o
Revenue Sharing Funds could be made to reduce the short term
impact on the taxing agency,
The redevelopment of the study area will cause an increased
assessed valuation of improved properties which will provide a
larger tax base in support of the community once repayment of an
indebtedness is fulfilled. It is unlikely that any long term
adverse impact will result.
-26-
G. Other Matters Affecting the Physical and Social Quality 0:
the Neighborhood
1. Aesthestics and Unique Physical Features
Project Setting
The Village Area and the adjacent residential and
commercial areas have an overall crowded and aged appearance.
Many of the structures are suffering from physical deterioratio
as well as architectural obsolescence. In contrast, the parks
that are located within the project area offer a retreat from
the orban core and generate a visually appealing and restful
atmosphere.
The Plan, if implemented, will enhance the visual quality
of the urban core.
The Plan provides for the revitalization of structures thai
have lost their visual quality. Provisions have also been made
for the addition of landscaped areas and open space to generate
an aesthetically pleasing and appealing atmosphere if
implemented.
2. Community social Factors
The project area, as noted in thhhe 1975 mid-decade census:
contained approximately 20 percent of the total households in
the City. At the time of the census, it should be noted that 36
percent of the households with a total income of less than
$10,000 were located within the proposed boundaries. When the
project was viewed in isolation, it was found that 69 percent
of the area's population earned less than $10,000. This is sig-
nificant when viewed in light of the fact that city-wide, only
38 percent of the households had incomes within the same range.
Additional analysis found that 22 percent of the total popula-
tion ;n 1975 was over the age of 55. Normally, a higher inci-
dence of senior citizens is found close to a given city's
-27-
central business district than is found proportionately on a
City-wide basis. However, in the City of Carlsbad, the census
does not bear this out. In fact, the project area contains
seniors only to that proportion found City-wide.
1. An increased mean income in the study area could re-
sult from the implementation of the plan.
2. An increase in available housing for middle-income
families could occur.
3. The project would provide temporary employment oppor-
tunities during new construction and revitalization of declining
structures.
4. An increase in employment opportunities within the CBD
would result, due to the expansion of office and commercial uses
in the area.
5. The implementation of the plan could cause the displace
ment of persons or establishments occupying blighted and/or in-
compatible buildings.
AlfeffiaffVeS
1. None.
2. None.
3. None.
4. The renewal and construction of middle income multi-
family dwelling units and commercial buildings will be encour-
aged.
5. If needed, relocation assistance will be provided by
the Housing and Redevelopment Commission of the City of Carlsbal
as required under Section 33000 of the California Health and
Safety Code and in conformance with Government Code Chapter 16
Division 7, Title I.
The Plan, if implemented, will promote a socially balanced
community and provide an increase in employment opportunities
within the study area. No significant social impacts should
result.
-28-
3. Heaim-aiia-safety
Structural deficiencies exist in the older structures
located within the project area. In some instances, these
deficiencies are the result of aging, while in other instances,
they are the result of inadequate construction or alteration
over the past life of the structure. There appear to be build-
ings sited and located in such a way to prohibit effective
alteration or expansion to accommodate the volume of trade which
would justify continued existence in the urban core area.
Fire and Police protection are provided by the City of
Carlsbad. The nearest stations are loctaed at Elm Avenue, east
of Pi0 Pico, and east of the project area.
Solid Waste Disposal service for the project area is pro-
vided by Coast Waste ManagementD
The removal or restoration of deteriorated structures will
provide a safe environment within and surrounding the buildings.
Fire and Police protection and the Solid Waste Disposal service
should have the capacity to service the study area. No signi-
ficant adverse impacts concerning health and safety in the pro-
ject area anticipated.
H. L6w;~od@ra~e-Ifieome-House~o~ds
The following table summarizes, by income level, the numbe
of families and individuals that may be displaced within the
total project area over the 25 year timeframe associated with
the Village Area Redevelopment Plan,
ANNUAL -IilCOHE ANNUAL -INCONE ANNUAL -1NCOBE
L $5,999- $6,000-$9,000 $10 , ooo+
Fami 1 i e s 5 10 3
Individuals --to- --8-- --x--
TOTAL UNITS 25 18 4
-29-
These estimates are projected to be accurate over the life
of the Plan, but do not reflect displacement by the private
sector through unassisted projects or by other governmental
entities outside of the City of Carlsbad.
The economic characteristics of these families and indivi-
duals are for illustrative use only. Extensive research has no
been completed which would permit accurate depiction of those
families and businesses to be relocated. As soon as project
activities are more refined and prior to any actual displace-
ment, a complete indepth survey of those affected will be under
taken.
The standard Federal Government Guidelines for income and
housing costs ratio will be utilized in determining the ability
of a displacee to pay for replacement housing. In addition,
those guidelines and requirements as mandated in California
Community Redevelopment Law will be used where applicable. In
addition to the potential rental subsidies, residences who are
required to relocate will be eligible for reimbursement of
moving expenses and other costs as provided by Chapter 16
(commencing with Section 7260 of Division 7 of Title 1 of the
Government Code of the State of California.)
2. Repfa~emenf'HOUSifig
Due to the nature of the proposed redevelopment activity,
it appears as though replacement housing could be provided
within close proximity to the redevelopment project. No
families or individulas with low or moderate income will be re-
quired to move unless there is suitable replacement housing
available for occupancy. The cost of such housing shall be con.
sistent with all applicable Federal, State, and Local Guidelines
relative to income, age, and family size of the family to be re-
located. Should the City's supply of suitable housing units be
insufficient to meet the needs of those displaced, then the
Commission shall cause the required units to become available.
As used in this Plan, low and moderate income families and
-30-
persons means those persons who qualify as low and moderate
income persons and families as provided under the Health and
Safety Code of the State of California, as those definitions and
those sections now existing or may be amended, replaced, or
superceded.
Temporary housing shall be avoided except in such cases
where the Commission will cause housing to be developed for the
purpose of providing replacement units in the project.
New housing developed within the confines of the project
boundary shall conform to the provisions of State Law effective
at timee of construction.
Rehabilitation activities will be concentrated in, and
immediately peripheral to thhe project area with 30-50 units
anticipated to receive such treatment.
All records, applications, and findings relative to
personal finances associated with a financial condition of
businesses shall be confidential under the provisions of Sectior
33418 of the California Community Redevelopment Law.
3. Financing of Low and Moderate Housing
Rehabiliation activities in the area are being undertaken
with Federal funds made available under the Housing and Commu-
nity Development Act of 1974. At the present this program is
being operated by the County of San Diego on behalf of the City
of Carlsbad.
Construction activity will be undertaken only to the exten
that the private sector can accommodate such activity, This i
due primarily to constitutional limitations imposed through
Article 34.
Incentives to such construction may be offered as per-
mitted by legislative action interpreting the scope of Article
34. Any source of funding, including tax increment, could be
used in providing incentives to low-moderate construction.
-31-
4. Timetable for Meeting Relocation, Rehabilitation, and
Replacement Housing Objectives
Due to the general nature of the Redevelopment Plan no
specific timetable has been established for meeting the
relocation, rehabilitation and replacement housing objectives o
the Plan. This is due to the fact that on case by case instanc
timetables are mandated for provision of relocation and
replacement housing. Over the life of the Plan these mandates
will determine the provision of replacement and relocation
housing.
continue for the foreseeable future. However, if the current
lack of interest on the part of owners and tenants is not
overcome, reallocation of funding to other housing programs cou
be in order.
Rehabilitation efforts are currently underway and wil
SECTION FOURTEEN! ANALYSIS OF COUNTY FINANCIAL REPORT AND
SUMMARY OF CONSULTATIONS WITH TAXING AGENCIES
The Auditor and Controller of San Diego County has prepared
a report entitled "Carlsbad Redevelopment Agency Village Area
Redevelopment Project/Base Year Assessment Roll; Report Per
Health and Safety Code 33328".
Analysis undertaken and shown in the Property Assessments
and Taxes Section of this report indicates that the proposed
project will have an initial total impact of Less than one tenth
of one percent on total taxing agency revenues. In fact, no
single agency is impacted by an amount greater than four-tenths
of one percent (.004) of the total individual agency revenues.
This low level of impact is indicative of the effect of
Proposition 13 on tax increment financing. It is clear that tax
increment financing alone cannot carry this project in its
formative years. This means that a financing package will have to
be developed wherein private, Local, State, and Federal funds can
be brought to bear on the problems of the Village Area.
-32-
A mailing was made to all affected taxing agencies on
September 5, 1979. Only one response was received although all
correspondence was delivered. (Registered receipts available on
request. 1
The Board of Directors of the Metropolitan Water District
of Southern California forwarded a resolution electing to
receive allocation of taxes. This issue will be resolved at the
time the Plan is adopted.
-33-
REPORT ON BLIGHT
Supplement to the Report on Plan --
May 1981
REPORT ON BLIGHT
Supplement to the Report on Plan --
May 1981
BACKGROUND
As with most older central business districts, the Village
Project Area is suffering from physical decline and obsole-
scence. This decline is based upon several complex factors.
First, in the design limitation is the basic layout and devel-
opment of the Village Project Area. "The small building on-the-
small building site" pattern of the Village Project Area was
established prior to incorporation in 1954 and has manifested no
propensityy for change. This pattern tends to preclude the nec-
essary expansion of individual businesses, and to preclude the
development of those amenities, such as on-site parking, orna-
mental landscaping, and urban open space and plazas, which have
been successfully used in modern shopping centers.
Another major factor is the structural inadequacy and decline
of commercial buildings. Several of the central business
district's buildings are aged to the extent of obsolescence;
others are siteed and/or located so that they cannot be effect-
ively altered or expanded to accommodate a volume of trade whick
would justify their continued existence in the urban core of
Carlsbad. Next, is the deterioration of residential fabric of
the core. The urban core was the City of Carlsbad's original
residential community. The central business district's un-
planned incursions into its periphery created, in spots,
declining residential fabric.
declining residential fabric.
Several buildings within the area are in need of structural
treatment ranging from complete restoration or replacement to
general repair and modernization. The most severe deterioratio
1.
is found in the older section of the commercial district betwec
Walnut Avenue and Grand Avenue.
The City's Housing Element had documented that as high as 66% o
all overcrowded units in the City are located within the projec
area. The Housing Element also indicates that as much as 45% o
all deteriorated or dilapitated units in the City are located
within the project area.
Furthermore, the project area has substantial economic problems
Most of the new major development and employment opportunities
have occurred in arras removed from this historical central
business district. This is substantiated by the fact that the
Central Business District is experiencing a substantially slowe:
rate of unadjusted growth that the City as a whole. A number o
studies have been conducted and reports prepared on the status
of the Project Area.
ANALY S I S
Reports and studies conducted over several years found that
there exists within the Village Redevelopment Project Area
physical, social, and economic liabilities requiring redevel-
opment in the interest of the health, safety and general welfare
of the people of the community. Photographs are enclosed and a
compendium of reports and studies is included in the appendices
of the Report on the Redevelopment Plan, dated May, 1981.
These reports, studies and enclosed photographs have indicated
that the Project Area is characterized by a predominence of
buildings and structures located on Tyler Street, Roosevelt
Street, Madison Street, Washington Street,. Cedar Avenue, and
both on and behind State Street which are deteriorated or unfit
to occupy. These studies have also indicated that the overall
Village Redevelopment Project Area is characterized by economic
deterioration and disuse. As indicated by City base mapping,
and on the attached map, there exists within the Project Area
2.
inadequately sized lots which prohibit their useful development
Furthermore, studies and photographs show the existence of in-
adequate public improvements and facilities within residential
areas along Madison Street, Arbuckle Street, Washington Street,
Cedar Avenue, Beech Avenue, Tyler Street, and within commercial
areas along State Street, Oak Avenue, and Carlsbad Boulevard
which cannot be remedied without redevelopment.
The County Officer's fiscal report shows that there has been a
consistent declinee in assessed valuation of the property withi
blocks 010, 021, 022, 070, 081, 082, 102, 130, 143, 173, 174,
175, 181, 233, 261, 292, 293, 294, 295, 296, 297, 302, 305, 306
and 320. (See attachment A)
In other words, what this means is that the economic life of thl
project is declining to a point where the area is not paying fo
its share of municipal services.
The Project Area constitutes approximately 1% of the land area
of the City. The following chart shows the percentage of
general fund revenue generated from the Area has declined over
the past five years.
GENERAL FUND REVENUE
Year Total Project Area General % Project Area
Revenue* Fund Revenue General Fund Revenuc
1978** $7,181,000 $ 79,320 1%
1976 7,110,000 67,250 .9%
1975 5 ,592,000 64,890 1%
1974 4m5 5 2 , 000 55,740 1%
1977 8,752 ,000 73,230 .8%
* Source: Carlsbad Finance Department
** Proposition 13 Impact
3.
Subsequent to the passage of Proposition 13, the percent of
general fund revenue generated from the Project Area increased
to its 1975 level. Projections indicate that had Proposition 13
failed, the percent of general fund revenue from the Project
Area would have continued to decline. Projections now indicate
that the declinee in the percent of general fund revenue gener-
ated from the Project Area will continue to decline along the
same lines as during 1975 through 1977.
CONCLUSION
It is found and declared that there exists blighted areas within
the Carlsbad Village Area (see attachmenttt B) which constitute
either physical, social or economic liabilities requiring
redevelopment in the interest of health, safety and general
welfare of the people of the Village Area.
Furthermore, it is declared that the alleviation of these
blighted conditions will be for the effective redevelopment of
the area.
Attachment
4,
I -yLL- -lUllt.m
-GENERAL LOCATl
BLOCKS THAT SI
DECREASE IN A:
VALUE WITHIN I
PROJECT AREA
. - __
CLASSIFICATION OF BLIG
PROJECT AREA
A- INADEQUATE PUBLIC I
B- INADEQUATE LOT SIZE
C- ECONOMIC DISLOCATIOi
D- INADEQUATE STRUCTUR
CARLSBAD VILLAGE AREA BOUNDARY ,MAP
- ___
5Te~cr~et QU - zkMQGqMm5 SyC" LOT
---- - ------------ ===e--, -_ --- - -- -- --- __ __ ---I---__ - e2
-"e ~ .Y-LI Y-Y-W.-U.--&-m-----~-~--- , - -. I--_ .,-- -- --.
SnTS 52
-..-----a
I
- eHu -p=< s7- __ I
9.
1 n,
. .....
11.
- - - - ._ .-
I
AGe,#!J3s 2me&.W.@E 529
ZUm9@&& 5qEM bT4
--'*€Zg7=
-
-1PRj4gD AwFA~ :(
-.c/
.7
P&7T4AW€O
Fee 57.
- -e q-
1
13.
-4. A -
TABLE OF CONTENTS
0
SECTION TITLE OF SECTION PAGE
1 INTRODUCTION 1
2 REASONS FOR SELECTION OF PROJECT AREA 2
3 DESCRIPTION OF PHYSICAL, SOCIAL, AND
ECONOMIC CONDITIONS EXISTING IN AREA 3
4 PROPOSED METHOD OF FINANCING REDEVELOPMENT
OF THE PROJECT AREA 5
5 REPORT ON THE RELOCATION PLAN 8
6 ANALYSIS OF’ TEE PRELIMINARY PLAN 14
7 REPORT AND RECOMMENDATION OF THE PLANNING
COMMISSION 17
8 SUMMARY OF PROJECT AREA COMMITTEE
PRO GEED IN G S 17
9 REPORT ON GENERAL PLAN CONFORMITY FINDING 18
10 ENVIRONNENTAL IMPACT REPORT 18
11 REPORT OF COUNTY FISCAL OFFICER ON ASSESSED
0
VALUE/REVENUE PROJECTIONS 18
12 REPORT OF FISCAL REVUE COMMITTEE 13
13 NEIGHBORHOOD IMPACT REPORT 19
14 ANALYSIS OF FISCAL IMPACT REPORT AND SUMMARY
OF CONSULTATIONS WITH TAXING AGENCIES 32
\
0
LIST OF EXHIBITS
EXHIBIT ITEM
A Minutes of Village Redevelopment
Project Area Committee
B Resolution No. 1569, Resolution of
the Carlsbad Planning Commission
. Reporting on the Carlsbad Village
Area Redevelopment Project Plan
and Recommending that City Council
and Redevelopment Agency approve
and adopt said plan.
C Planning Commission Resolution
No. 1561, recommending that the
City Council of the City of Carls-
bad, certify that Environmental
Impact Report No. 567, for the
Village Area Redevelopment Plan
meets the intents and purposes of
the California Environmental
Quality Act and the State EIR
Guidelines.
D Carlsbad Redevelopment Agency
Village Area Redevelopment Project
I Base year Assessment Roll; Report
per Health and Safety Code 33328.
E Village Are Preliminary Plan.
F Environmental Impact Report.
0
APPENDIXES
APPENDIX TITLE
1 EXCERPTS FROM COMMUNITY
DEVELOPMENT PLAN
I
2 EXCERPTS FROM A
FRAMEWORK FOR REMIDIAL
ACTION THE INNER CITY
3 EXCERPTS FROM
0
PRELIMINARRY ANALYSIS OF
PROBLEMS ISSUES: INNER
CITY
4 EXCERPTS FROM DEVELOPMEN
POTENTIAL FOR DOWNTOWN
CARLS BAD REVITALIZATION
5 HOUSING ELEMENT OF THE
CARLSBAD GENERAL PLAN
0
.
This report to the City Council OR the Village Area Redevel-
opment Plan was prepared to ensure compliance with Section 33352
of the Health and Safety Code, Community Redevelopment Law of
the State of California.
SECTION ONE: INTRODUCTION
The intent of this report is to:
A. Advise the City Council of the reasons for selecting the
project area.
E. Provide a description of the physical, social, and economic
conditions existng in the area.
C. Outline the proposed method of financing redevelopment of
the project area in sufficient detail so that the legislative
body may determine the economic feasibility of the plan.
D. Set forth a method or plan for the relocation of families
and persons to be temporarily or permanently displaced from
housing facilities within the project area. In addition, this
section must include a requirement that no persons or families o
low or moderate income shall be displaced unless and until there
is suitable housing available and ready for occupancy at rents
comparable to those at the time of displacement.
E. Analyze the preliminary plan.
F. Report on the recommendation of the Planning Commission.
G. Forward the summary required to be prepared by the County
taxing official.
H. Report on General Plan conformity relative to property
acquisition, disposition, and vacations of public rightsofway.
I. Forward an environmental impact report in accordance with
the requirements of the California Environmental Quality Act as
amended.
J, Provide the Council with summaries of the minutes and a
record of all Project Area Committee findings.
-1-
K. Provide copies of the report of the fiscal review 0 committee, if any.
L. Analyze the impact of the project upon the surrounding
neighborhood and the residents thereof.
M. Report on the County's analysis of fiscal impact and summar
ize the Housing and Redevelopment Commission's attempts to con-
sult with each of the taxing agencies as identified by the
County.
SECTION TWO: REASONS FOR THE SELECTION OF THE PROJECT AREA
The Village Area Redevelopment Project area was selected princi-
pally for the following reasons:
A. Deterioration of buildings within the area as exhibited by
obsolescense, structural inadequacy and lack of architerctural
unity.
R. The existence of small lot areas which effectively precludc
opportunities for expansion of viable central business district
uses.
C. Existing parking problems which are compounded by small 101
development and ownership conflicts which eliminate the possibi.
lity of providing on-site parking.
D. The underutilized and mixed character of land use in and
adjacent to the project area.
E. The desire to revitalize the area through the elimination
blighting influences and the improvement of land use
patterns in an overall strengthening of the area's
commercial/residential posture.
F. The general decline and shifting nature of commercial
activity withing the area.
-2-
0
The boundaries of the project area incorporate the north half of
that area indentified as the inner-city area in a study
conducted by Duncan and Jones in 1970. The project area b~vn-
daries are sufficiently large to permit the addressjv-g of the
problems associated with the CO~~.~;~~~ c i ..A core And the surround-
ing residential areas. A full legal description of the project
area's boundaries appears in the Redevelopment Plan.
SECTION THREE: DESCRIPTION OF PHYSICAL, SOCIAL AND ECONOMIC
CONDITIONS EXISTING IN THE AREA
Section Three is a discussion of the existing physical, social,
and economic conditions found in the project area.
A. Physical Conditions
Structural deficiencies exist in the older structures lo-
cated within the project area. In some instances these defi-
ciencies are the result of aging while in other instances they
are the result of inadequate construction or alteration over the
past life of the structure.
Several buildings are sited and located so that it appears
as though they cannot be effectively altered or expanded to acco-
mmodate the volume of trade which would justify continued. exist-
ence in the urban core. In some instances the walls of these
buildings are not built to current day standards and would not
contain fire in accordance with the Uniform Building Code
requirements.
Because of their density, lack of setbacks, age and fire
hazard potential, buildings in the core are are classed collec-
tively in fire zone one, to which the most stringent Uniform
Building Code standards are applied.
-3-
The highest incidence of structural inadequacy appears to
occur along State Street, north of Oak Avenue, and south of
Beech. Residential deterioration is most evident along Tyler
although isolated instances are founf throughout the project
area.
0
Several conclusions may be drawn from an examination of tht
physical conditions characterized in the project area:
1. The economic viability of the area has been and
conntinues to decline.
2. Physical conditions and incornpatable intermixed land
uses are perpetuating a run-down environment.
3. There appears to be little interest in investment and
reinvestment in already developed areas.
4. A catalyst is needed to trigger renewed interest in th
area.
B. Social
The project area, as noted in the 1975 Mid Decade Census,
contains approximately 20% of the total households within the
City of Carlsbad. This 20% of total households represented 36%
of the households of the City with an income of less than
$10,000. This view was compounded when the project area was
seen in isolation in that 69Z of the area's population earned
less than $10,000 per year. This is significant when viewed in
light of the fact that city-wide only 38% of households had
incomes within the same range.
Of the total population residing in the project area in
1975, 22% was 55 years or older. Normally, a higher incidence
of senior citizens is found close to a given City's central
business district than is found proportionately on a city-wide
basis. In the City of Carlsbad this statement does not hold
true in that the project area contains seniors only to the same
proportion found on a city-wide basis.
0
-4-
C, Economic
The Village Area, has not seen an appreciable amount of new
development or new employment opportunities in recent years.
The majority of new developments and opportunities have occurred
in areas removed from the village area, primarily to the east
and south. As a result of new shopping centers being developed
to the east and increasing the accessability to regional
centers, an increase in competition has further impacted the
retail position of the commercial area.
D. Summary
The conditions enumerated above tend to point to overall
poor appearance and lack of incentive for private investment in
the vi.1lage area.
Ultimately, revitalization will requfre that a flexible
financing system be made available.
The establishment of control is an important element of
containing what currently is attractive in the village area.
Without control, the random pattern of development that has pro-
gressed will continue. Although many uses in the village area
can be found to be legal and conforming, they are not always
compatible with adjacent uses. The continued lack of a rede-
velopment plan or revitalization plan will ultimately have a
negative effect on development in the area and result in a
gradual downward trend through progressively less attractive
uses toward a totally blighted condition. (Additional factual
data on the blighted conditions as contained in the Report on
Blight Addendum attached hereto.)
SECTION FOUR: PROPOSED METHODS OF FINAWCIMG REDEVELOPMENT OF
THE PROJECT AREA
The redevelopment plan is based upon owner participation
and the development of existing underdeveloped parcels of land.
The plan is basically one which will take place over an undeter-
mined amount of tine and is based upon years of phasing in
-5-
accordance with the controls set forth in the redevelopment plan
and village improvement manual. Any attempt to determine the de
tailed costs of the undertaking outlined in the plan at this
time would be meaningless. However, an analysis of the
financial integrity of the plan does appear appropriate.
0
Current development activity is being funded from the
City's Housing Community Development Act of 1974, Urban County
Block Grant Program. This program, currently in its sixth year
has been devoted exclusively to improvement of physical facili-
ties within the village area. The projects by grant year and
amount, are listed below.
Year One
Magee House restoration $35, 000
Year Two
Public Improvements; aarding Street $68,000
Community Center
Year Three
Housing Rehabilitation Program $10,300
0
Year Four
Phase I Streetscape/Parking Lot S137,OOO
Design: Property Acquisition
Year Five
Phase I Construction Streetscape $137,000
Plan: Commercial Rehabilitation
Program
Year Six
Phase I1 Construction Streetscape $167,000
Plan: Alley improvements; Housing
D eve 1 o pme n t Fund
-6-
0
In addition to the Block Grant funding, the City, via an
agreement with the Housing and Redevelopment Commission, has pro-
vided staff support services for this effort during the past
2 1/2 years. This has resulted in the City expenditure on a
loan basis, of approximately $90,000. Finally the City has ac-
quired property for parking purposes toward the ultimate end of
redevelopment. This property acquisition necessitated the ex-
penditure of about $120,000 dollars during fiscal year 1977-78.
Additional funding sources should be anticipated in light
of Proposition 13 revenue cuts. The utilization of parking
districts, business and improvement districts and local devel-
opment corporations should be encouraged and where necessary new
legislative approaches sought. Recent amendment to the Califor-
nia Community Redevelopment Law, when combined with the effects
of the recently passed Jarvis initiative (Proposition 131, ne-
cessitates a much stronger role on the part of the private
sector than was previously necessary. In fact, the Jarvis I1
initiative could place even more pressure on private innovative
types of approaches.
The Redevelopment Plan further authorizes the Commission to
finance the project through the utilization of State and Federal
Grants, City assistance, property tax increments, special assess-
ment districts, donations, interest income, agency bonds, loans
from private financial institutions, lease or sale of
Commission owned property, and/or any other available source.
Thus a variety of sources exist for the financing of project
activities which would ultimately provide the greatest benefit
at the lowest level of cost.
Should it be determined that tax increment financing is a
desireable means of funding improvements for the area, it is
anticipated that, on a conservative basis, the first year's
increment would be $30,000. After five years it is anticipated
that the increments would reach approximately $48,000 dollars
-7-
annually, assuming a 10% per year post-proposition 13 increase 0 in assessed value.
It should be noted that the Commission will utilize only
that portion of the increment necessary to retire outstanding
project indebtedness. That portion of the increment in excess
of the amount necessary for debt service would continue to be
allocated to respective taxing agencies on the same basis as
it currently is.
SECTION FIVE: PEPORT ON THE RELOCATION PLAN
The City of Carlsbad has adopted State relocation guide-
lines and has, through written agreement, contracted with the
City of San Diego for the task of providing relocation assis-
tance services. The City of San Diego, Central Relocation
Office, will, upon the request of all necessary documentation
from the City of Carlsbad, perform all required functions rela-
tive to state and federal (as applicable) relocation regula- @ tions. These services will be conducted in compliance with
Chapter 16, Section 7260 et seq. of the Government Code of the
State of California and the guidelines set forth by the State
Department of Housing and Community Development. All reloca-
tion assistance shall be provided in accordance with the terms
and conditions as set forth in the cooperative agreement betwee
the City of Carlsbad and the Carlsbad Housing and Redevelopment
Commission. This arrangement will exist until such time as the
Commission becomes capable of providing relocatio assistance on
an independent basis.
Due to the owner participation provisions of the Redevelop
ment Plan, it is anticipated that displacement and relocation o
families and/or business from within the project area will be
kept to a minimum.
0
-8-
The City of Carlsbad has an actively functioning housing
program which is allocated federally assisted rental housing.
In the event that a family is displaced from the project area
as a result of redevelopment actions, the housing program could
play an important part in the relocation and selection of re-
p 1 a c emen t h o u s i ng .
Relocation -
A report on the Village Area Project relocation plan will
be prepared bi-annually for the review and approval of the
Carlsbad Housing and Redevelopment Commission. The plan update
will be closely allied and in concert with the City's housing
program reporting requirements.
The bi-annual relocation plan report will reflect the
housing available for not only those to be displaced from the
Village! Area Redevelopment Program, but from all other governmen-
tal. activities known at the time of the report. This approach
will allow the most accurate analysis of relocation feasibility.
The availability of decent, safe and sanitary housing commcn-
surate with the person's income is a specific requirement of the
California Redevelopment Law. Programs for insuring comparabi-
lity between income are available through programs administered
locally. In addition, redevelopment funds may also be used to
assist persons unable to find replacement housing which is
within their individual income limits. In addition individuals
and families required to relocate are provided priority pro-
cessing under the Section 8 rental assistance program. No
person. will be required to move unt 51 there is replacement
h o u s i ri g av a i 1 ab 1 e.
The Commission and its staff will do all within its
power to ensure that displacement of businesses and families
will be kept to the minimum required to achieve the goals and
objectives of the Village Area Redevelopment Plan. At this
time it appears as though there will be no major relocations
required during the life of the project. The redevelopment
-9-
activities proposed emphasize rehabilitation of existing strut-
tures and reuse of underdeveloped and vacant property. Only in
those instances where structures are found to be in violation of
health and safety standards or where such structures constitute
significant hinderance toward attainment of redevelopment will
it be necessary to consider total clearance.
A. Estimate of displacement among families and individuals
The following table summarizes, by income level, the numbei
of families and individuals that may be displaced within the
total project area over the 25 year time frame associated with
the Village Area Redevelopment Plan.
Annual Income Annual Income Annual Income
L-$5,900 $6000-$9999 $10,000 4-
Farnil ies 5 10 3
Individuals 20 8 1
Total Units 25 18 4
These estimates are projected to be accurate over the life of
-
,
0 the plan but do not reflect displacement by the private sector
through unassisted projects or by other governmental entities
outside of the City of Carlsbad.
The economic characteristics of these families and individuals
are for illustrative use only. Extensive research has not been
completed which would permit depiction of those families and
businesses to be relocated. As soon as project activities are
more refined and prior to any actual displacement, a complete
indepth survey of those affected will be undertaken.
The standard Federal Government Guidelines for income and
housing costs ratio will be utilized in determining the ability
of a displace ability to pay for replacement housing. In addi-
tion, those guidelines and requirements as mandated in Califor-
nia Community Redevelopment Law will be used where applicable.
In addition to the potential rental subsidies, residences who
are required to relocate will be eligible for reimbursement of
0
-10-
moving expenses and other costs as provided by Chapter 16,
(commencing with Section 7260) of Division 7 of Title I of the
Government Code of the State of California.
B. Narrative Description of the CharacteriLtics of Families
and Individuals to be Displaced
The project area, as noted in the 1975 mid-decade census,
contained approximately 20 percent of the total households in
the City. At the time of the census, it should be noted that 36
percent of the households with a total income of less than
$10,000 were located within the proposed boundaries. When the
project was viewed in isolation, it was found that 69 percent of
the area's population earned less than $10,000. This is signifi
cant when viewed in light of the fact that City-wide, only 38
percent of the households had incomes within the same range.
Additional analysis found that 22 percent of the total popula-
tion in 1975 was over the age of 55. Normally, a higher inci-
dence of senior citizens is found close to a given City's
central business district than is found proportionately on a
City-wide basis.
However, in the City of Carlsbad, the census does not bear this
out. In fact, the project area contalns seniors only to that
proportion found City-wide.
C. Estimate of the anticipated number of business concerns
Field surveys of available commercial space located within
the redevelopment area is conducted periodically by the Housing
and Redevelopment Commission staff. The most recent survey,
1979, indicates that sufficient commercial space exists at any
point in time for relocation of businesses that my be displaced
as a result ot redevelopment activity. This is a function of
the project area's normal rate of turnover in commercial space
and indicates that anticipated relocation needs can be met as a
function of the normal market.
-11-
For illustrative purposes, the types and catagories of business
which may face displacement are shown on the table below; 0 Sq.Ft. Numb e r Owner Tenant
Ret ai 1 10,000 14 7 7
Of €ice 5,000 5 1 4
Auto related 6,000 5 1 4
Indu st r ial 8,000 6 2 4
Government 5,000 1
Total 34,000 31 11 20
Wholesale/
The preceding estimates are for the entire time frame of the prc
ject and do not reflect displacement by governmental agencies
other than those having jurisdiction within the City of
Carlsbad.
D. Estimate of Relocation Costs
Relocation costs are directly related to availability of
suitable replacement units for both residence and businesses.
All State, Federal and/or City requirements as applicable will
be met with regard to the rights of those displaced. In addi-
tion, the Federal Section 8 Program for both existing and poten
tially new units will be utilized as relocation resources. On
the average it is anticipated that costs will be as follows:
$3,500 per household on a residential displacement and $5,000
per business on business displacement. It should be noted that
0
these costs are strictly costs of relocation and do not reflect
those funds provided under Section 8 or other housing assistanc
programs.
E. Coordination of Relocation Activities
The central relocation office of the City of San Diego wil
actually perform the relocation activity in lieu of the City of
Carlsbad's staff. This arrangement will allow for professional
assistance in carrying out the relocation program with the
miniumum impact on operating cost. However, in the event that
the case load becomes significantly greater than that originall
-12-
0
anticipated, an analysis should be conducted as to the cost of
such activity versus providing technical assistance at the local
level. As noted above, the estimates contained here;* are those
associated only with governmental activity during the 25 year
life of the redevelopment plan. Eowever, residences displaced
as a result of private redevelopment activity should be referred
to the Carlsbad Housing Programs or the County Rousing Authority
for determination of eligibility for participation in one of the
rental assistance programs discussed above. The San Diego
Central Relocation Office should be notified immediately of any
consideration to purchase property. Relocation personnel at
that point should interview those involved and review the case
with the negotiator attempting to purchase the property on
behalf of the Commission. In this manner relocation benefits
can be explained and understood by all parties affected. Relo-
cation benefits should not be included in negotiations for the
acquisition of property. The relocation assistance provided
shall be for the direct use of those relocated under the exist-
ing State Laws and Federal Guidelines.
F. Replacing Housing
Due to the nature of the proposed redevelopment activity,
it appears as though replacement housing could be provided
within close proximity to the redevelopment project. No
families or individuals with low or moderate income will be re-
quired to move unless there is suitable replacement housing
available for occupancy. The cost of such housing shall be con-
sistent with all applicable Federal, State and Local Guidelines
relative to income, age and family size of the family to be re-
located. Should the City's supply of suitable housing units be
insufficient to meet the needs of those displaced, then the
Commission shall cause the required units to become available.
As used in this plan, low and moderate income families and
persons means those persons who qualify as low and moderate
income persons and families as provided under the Health and
-13-
Safety Code of the State of California, as those definitions anc
those sections now existing or may be amended, replaced or supel
seded.
Temporary housing shall be avoided except in such cases where
the Commission will cause housing to be developed for the
purpose of providing replacement units in the project.
New housing developed within the confines of the project
boundary shall conform to the provisions of State Law effective
at the time of construction.
All records, applications, and findings relative to personal
finances with a financial condition of businesses shall be con-
fidential under the provisions of Section 33418 of the
California Community Redevelopment Law.
G. Relocation Appeals Board
0
A Relocation Appeals Board in accordance with Section
33417.5 of the Community Redevelopment Law will be constituted
within 90 days after the adoption of the redevelopment plan.
The Board shall promptly hear all complaints brought by resi-
dents relating to relocation because of the Village Area Rede-
ve lopment project activities . 0
SECTION SIX: ANALYSIS OF PRELIMINARY PLAN
The Village Area Preliminary Plan was prepared by staff in
conjunction with the Planning Department. (Exhibit E) The
Preliminary Plan is hereby incorporated into this section by
reference. The Planning Commission on August 9, 1978, approved
the Preliminary Plan and the Redevelopment Agency subsequently
took action.
The analysis of the Preliminary Plan is presented below:
A. Boundary Description
A legal description was prepared by Title Insurance Cornpa1
in San Diego. The boundaries were selected on a basis of the
study of the central area, citizen input, and information gene1
ally available in the City's files.
-14-
0
B. Project Description
The factors which presently contribute to physical,
economic and social decline of the proposed project area are dis-
cussed in this section. These factors include the design of
structures, ecistence of small lot division, lack of parking, de-
terioration of residential areas, encroachment of office uses
into residential areas and outdated and uncoordinated circula-
tion patterns.
The condition of structures is discussed generally and it is
found that many buildings are in need of restoration, moderniza-
tion or general maintenance. The economic conditions found in
the project area are decribed as below standard, since 'Limited
amounts of new development have taken place in the project area
over a long period ot time. This section concludes that a signi-
ficant portion of the City's population earning less than
$10,000 per year in total family income reside within the
project area.
C. Purpose and Intent
The purpose and intent of the Redevelopment Plan is as follows:
1. To direct market potential to a total project rather
than relying OR private development decisions.
2. To increase the quality of new and existing development
through rehabilitation and reuse.
3. To upgrade development and preserve that which is
historically or aesthetically unique.
4. To enrich the project's ability to attract new invest-
ment.
5. To create an integrated and multi-purpose land use
pattern incorporating both daytime and nightime
activity .
6. To act as the catalyst to development surrounding the
development area.
-15-
7. To strengthen and create new linkages to surrounding
areas,
8. To provide for types of actions to accomplish the 0
intent and purpose of the plan.
D. Goals and Objectives of Redevelopment Plan
Simply stated, the goal is to create a pleasant, attractiv
environment accomodating a wide variety of uses. To accomplish
this goal, the objectives of generally eliminating blight and
attracting new capital investment through owner participation
and redevelopment and development of new housing have been in-
cluded.
E. Development Plan Criteria
In this section land use and planning are cons;dered as th
processes initiating revitalization of the area. Design consi-
deration, circulation, and review procedures are found to be
essential to the overall revitalization process herein. Finall
due to the size and complexity of the project, the designation
of planning subareas are suggested.
F. Conformance with the General Plan
The Preliminary Plan is shown to conform to the General
Plan as adopted by the City of Carlsbad as it relates to the
inter-city area of the City of Carlsbad.
G. Impact of the Project upon residents and surrounding
Neighborhoods
The realization of the goals and objectives of the redevel
opment program is demonstrated to have a positive effect upon
the area including the adjacent neighborhood. Specifically, th
elimination of poor housing conditions and improvement in the
circulation system will favorably impact the area.
H. Project Area Committee Meetings
Pursuant to Section 33385 of the Health and Safety Code of
the State of California, a project area committee will be
formed. The minutes of those meetings shall be provided as an
-16-
0
appendix to this report on the Village Area Redevelopment
Program.
I. Report and Recommendation of the Planning Commission
The Planning Commission at its meeting of November 28,
1979, reviewed the redevelopment plan and recommended
approval thereof to the City Council. The Planning
Commission found that the plan was in conformance w?th
the General Plan. In accordance with the Community
Redevelopment Law Section 33336, the redevelopment plan
contains adequate safeguards to insure that the process
of redevelopment within the project area will be carried
out pursuant to the plan.
SECTION SEVEN: P.EPORT AND RECOMMENDATION OF THE PLANNING
COMMISSION.
At its meeting of November 28, 1979, the Carlsbad Planning
Commission sent forward a resolution recommending approval
of the redevelopment plan by the City Council and Housing
and Redevelopment Commission (Exhibit B).
SECTION EIGHT: REPORT ON GENERAL PLAN CONFORMITY,
The Carlsbad Planning Commission adopted Resolution 1569 at
its meeting of November 28, 1979, which found the proposed
Redevelopment Plan in conformity with the City's General
Plan. The Commission forwarded this determination to the
City Council and Housing and Redevelopment Cornmission.
Copies of the City General Plan are available at the Planning
Department of the City of Carlsbad, 1200 Elm Avenue, Carlsbad,
California.
-17-
SECTION NINE: SUMMARY OF THE PROJECT AREA COMMITTEE'S
PROCEEDINGS 0
The Village Redevelopment Project Area Committee held
thirteen public meetings hearing testimony on the Redevelopment
Plan. Deliberations began on April 26, 1979, and ended on July
10, 1979, with a vote approving the Plan.
The Committee's official minutes represent the best summary
record of the Committee's proceedings, and are included under
Exhibit "A" of this report.
SECTION TEN: ENVIRONMENTAL IMPACT REPORT
The Carlsbad Planning Commission, at its meeting of Wovemb
14, 1979, adopted ResolutionNo. 1561, in accordance with Sectio
21151 of the Public Resources Code, recommending that the City
Council certify Environmental Impact Report 567 (Exhibit F) as
the Environmental Impact Report for the Village Area
Redevelopment Plan. (a copy of Resolution No, 1561 is attached
E xh i b i t 'IC 'I )
SECTION ELEVEN: REPORT OF COUNTY FISCAL OFFICER ON ASSESSED
VALUE/REVENUE PROJECTION
The report prepared by the San Diego County Auditor and
Controller entitled "Carlsbad Redevelopment Agency Village Area
Redevelopment Project I Base Year Assessment Roll; Report per
Health and Safety Code 33328", has been used as the official
Assessed Value/Revenue Projection base document.
Proposition 13 limits assessed value increase to 3% per year
with the exception of transfers, new construction, and rehabil
tation. Due to the already developed character of the project
area it appears unlikely that assessed values and hence,
revenues, would increase at a rate greater than 7 to 10 percen
per year from all sources. The base document noted above is
included as Exhibit 'ID".
-18-
SE’CTION TWELVE: REPORT OF THE FISCAL REVIEW COMMITTEE
In connection with the preparation of the report for a rede
velopment plan utilizing tax increment financing, the County, or
any affected taxing entity may call for the creation of a fiscal
review committee. Documents were sent to all affected taxing
entities, and there were no requests for the creation of a
fiscal review committee, therefore, no report will be forth-
coming,
SECTION THIRTEEN: NEIGHBORHOOD IMPACT REPORT
A. Relocation
The City of Carlsbad has adopted State relocation guide-
lines and has, through written agreement, contracted with the
City of San Diego for the task of providing relocation assis-
tance service. The City of San Diego, Central Relocation
Office, will, upon the receipt of all necessary documentation
from the City of Carlsbad, perform all required functions
relative to State and Federal (as applicable) relocation regula-
tions. These serv;ces will be conducted in compliance with
Chapter 16, Section 7260 et seq. of the Government Code of the
State of California and the guidelines set forth by the State
Department of Housing and Community Development. All relocation
assistance shall be provided in accordance with the terms and
conditions as set forth in the cooperative agreement between the
City of Carlsbad and the Carlsbad Housing and Redevelopment
Commission. This arrangement will exist until such time as the
Commission becomes capable of providing relocation assistance on
an independent basis.
Due to the owner participation provisions of the Redevelopment
Plan, it is anticipated that displacement and relocation of
families and/or businesses from within the project area will be
kept to a minimum.
-19-
The City of Carlsbad has an actively functioning housing progran
which is allocated federally assisted rental housing, In the
event that a family is displaced from the project area as a
result of redevelopment actions, the housing program could play
an important part in the relocation and selection of replacemeni
housing.
R. Traffic Circulation
e
Several major routes and numerous local streets provide
access into the project area. Elm Avenue and Carlsbad
Boulevard both carry an average daily traffic (ADT) count of
approximately 1 5,000 v eh ic 1 e s / day.
Public transportation to the project area is available fro
local areas and neighboring cities. Daily service from San
Diego is provided by the San Diego Transit Corporation. North
Conty Transit provides direct service to San Diego and also
operates many local routes which provides access to the
project.
Traffic volume within the project area is expected to in-
crease significantly. The Redevelopment Plan attempts to
minimize increases in VMT by modifying the circulation system
and possibly incorporating mini-transit system (i.e., minibus,
shuttle vehicles) * Historically, implementation of small scale
transit system could be anticipated to reduce VMT within the
central business district by 1% to 5%. It would also be
expected to promote smooth intra-project vehicular movement.
Methods for establishing smooth linkage between project area
transportation facilities and those beyond the project area wil
also be explored.
Traffic volume within the project and associated areas is
expected to increase significantly as the project nears
0
-20-
* ~~ ,,-A ... ' - ___. -iu--. . . . ----.----- . - .. __ .-. . - _- --_ . _- .A *---. .. - . FfC -:-6s
1.
--
1 2
$
!
EmiiffbvttuS.
f
- LOCAL BUS TWIT - EXPRESS BUS TRANSIT
FIGURE 7
Existing Transit
cDHI)fnawIvc nr~+~mc onoman'tom
1 i
4
I NORTH COUNTY
f AVERAGE DAILY TRAFFIC
1
Source: CPO
.. .... :..:-= *. L+&.-. 'Y . ..c . .:- -
EXI5TINh AEW€ DNLV WWC WrnttlJ PmEcT
0 - PRIMARY ROUTE (!o,om m'5 OF5 b'l~ (w w iO,o p SECONDARY ROUTE
*..&
completion. However, the total volume cannot be estimated until e specific redevelopment plans become available. Increased
traffic in the CBD could increase the number of conflicts
between vehicles and pedestrians.
The implementation of an effective circulation system,
including a mini-transit system, which will tend to reduce the
total anticipated increase in VMT within the project area and
promote smooth intra-project movement.
Development of improved parking facilities will facilitate
ingress and egress without restricting the even flow of street
traffic.
The implementation of an effective circulation system and mini-
transit system should relieve congestion and facilititate the
flow of traffic in the area. When projected traffic volumes
become available, the impact of the project on the existing
transportation system will be evaluated. Pedestrian movement
will be enhanced through the implementation of the Redevelopmen
plan. provisions for inter-connects with beach access points
and other points of high demand will be encouraged.
C. Environmental Quality Summary
@
The Village Area Redevelopment Project has been designed t
prevent the further deterioration of Carlsbad's Central Busines
District and re-establish it's commercial importance within the
community. To achieve this goal various land uses and
development concepts have been established to effectuate a more
desirable and compatible relationship between the physical and
social environments of CRD and it's adjacent areas. The Plan
will involve the revitalization of 204+/acres of Carlsbad's
urban core. The Plan encourages new development and intensifi-
catio of existing land uses as well as the construction of mult
family residential units and public facilities where feasible.
e
-21-
An increase in traffic generated by the project is anticipated
due to the intensification of land uses proposed. The
additional traffic will result in an increase in emissions and
noise produced from mobile sources, however, if an effective
circulation system and the proposed mitigations are implemented,
no significant impact should result. Increased demand for uti-
lities, energy producing resources and community services will
occur due to the intensified density of the project area. The
cumulative effect on these resources and services will be evalu-
ated as more precise date becomes available.
In conclusion, it is unlikely that the implementation of the
Redevelopment Plan will have a significant cumulative adverse
impact on the environment. Restoration of Carlsbad's deterior-
ating center core will provide renewed productivity to the
CRD, an increase in available housing, landscaped open space and
employment opportunities within the central city and enhancement
of the project area's aesthetic quality. Specific Analysis of
the impacts of the Redevelopment effort is contained in Environ-
mental Impact Report 567 as cited in Section (9) of this report.
D. Availability of Community Facilities and Services
The Village Area has eight existing acres of community
facilities offering services to the neighborhood residents. The
five major facilities are listed below:
Fac il it y Acres Service
Maxton Brown Park 1.4 3 concrete picnic tables
4 benches, 1 drinking
fountain, landscaping,
trees, shrubs, t
Maxton Brown 2.1 Landscaped (defunct
Extension reservoir site, pump
st at ion)
-22-
Facility Acres Service 0 Rotary Park 1.0 5 concrete picnic tables,
3 benches, f drinking
fountain, trees, shrubs,
turf
Harding Street 1.5 3 buildings (classrooms,
Community Center large meeting room,
auditorium & kitchen)
offices, landscaped
Magee Park 2.2 Horseshoe pits,
shuffleboard, fountains,
5 picnic tables, 6 park
benches, 3 historical
buildings, parking lot,
meeting house,
landscaped - trees,
shrubs, turf
E. Effect on School Population and Quality of Education 0 Schools
The project involves three elementary school attendance
boundaries: Jefferson, Pine, and Buena Vista Elementary, This
site is also within the boundaries of Carlsbad Junior High
and Senior High Schools. Listed below by district are the pre-
sent enrollments and capacities of schools which serve La Costa'
School Enrollment Capacity
Carlsbad Unified School District:
Valley Junior High 510 783
Carlsbad High School 1468 1367
Buena Vista Elementary 428 583
Jefferson Elementary 424 Data
unavailble
Date
unavailable
Pine Elementary 344
9
-23-
It should be noted that capacity enrollments are tenuous and
subject to considerable fluctuaction as the number of portables
and the program type changes at the school in question.
The Plan will encourage new residential development which
could generate additional school-age children. If new residen-
tial development occurs it would create a greater need €or addi-
tional parklands in the area.
In order to provide the necessary facilities for new stu-
dents anticipated with the development of the project area,
developers will be required to enter into agreements with the
district to provide necessary funds as required by the Board of
Trustees of the Carlsbad Unified School District.
The continued growth of the Carlsbad Community requires a con-
tinuous planning effort on the part of the local school
district in order to meet both near and far term enrollments.
The district is actively involved in such efforts and will con-
tinue to assess developers in order to provide necessary set-
vices. Provisions for parklands by developers would mitigate
further impact on available parks in the area.
Compliance with the mitigation measures will result in an
insignificant impact on schools or parks in the project area.
F. Property Assessments and Taxes
The City of Carlsbad's tax effort in 1978-79 was governed
by the content of the recently enacted Proposition 13 provi-
sions. The Village project is located within tax code area
9000. The Auditor and Controller of the County of San Diego has
prepared a report entitled "Carlsbad Redevelopment Agency Vil-
lage Area Redevelopment Project/Base Year Assessment Rol1;Report
Per Health and Safety Code 33328". The preceeding chart depicts
the impact on taxing agencies in tax code area 9000.
-24-
TABLE I
TAX REVENUE IMPACT ANALYSIS 0
Taxing Total Taxing Total 1st Year Redevelopment
Agency Agency Revenue Redevelopment Agency Revenue
Agency Revenue as percentage
Total Revenue
County $ 104,322 $ 12 0.011%
City of
Carlsbad 158,682 661 0.42
Unified
Schools 330 , 585 986 0.30
Commu ni t y
College 192,512 138 0.07
Special 0 District
Tr 5-Ci ty
Hospit a1 244,273 267 0.11
Carl sbad
Bond 11,395 33 0.28
52 , 754 163 0.31
120,978 37 6 0.31
11 It II
11 11 I1
Prop.13 315,019,993 26,383 0.01
CMWD $1 96,683 272 0.28
CMWD #4 46,601 132 0.28
Netri Water
Dist. 263,632 742 0.28
Co. Water
Authority 140,777 396 0.28
TOTAL $316,783,187 $30,461 0.0096%
-25-
e
The Community Redevelopment Law authorizes a method of
financing redevelopment projects based upon a prescribed
allocation of property within the project which is, in effect,
frozen at the level existing prior to adoption of the
redevelopment plan, and all overlapping taxing bodies continue to
receive the taxes derived by the levy of the current tax rate
against this frozen base, All property taxes collected each year
after the adoption of the redevelopment plan upon any increase in
assessed valuation above the established base level may be
credited to the Housing and Redevelopment Commission and pledged
to the repayment of any indebtedness incurred in the development
of the project. After all such indebtedness has been repaid, the
total taxes produced by the project thereafter accure to the re-
spective taxing bodies in the usual manner.
Revitalization of deteriorated areas and new development
within the study area will raise the assessed valuation of
properties. On a short term basis, because of the redevelopment
project, the increased ;*come derlved from land improvements will
not be realized to the taxing agency until the repayment of any
indebtedness incurred by the redevelopment project has been
imp 1 emen t ed .
Application for Federal Funds, Community Block Grant and/or
Revenue Sharing Funds could be made to reduce the short term
impact on the taxing agency.
The redevelopment of the study area will cause an increased
assessed valuation of improved properties which will provide a
larger tax base in support of the community once repayment of any
indebtedness is fulfilled. It is unlikely that any long term
adverse impact will result.
-26-
G. Other Matters Affecting the Physical and Social Ouality of 0 the Neighborhood
1. Aesthestics and Unique Physical Features
The Village Area and the adjacent residential and
Project Setting
commercial areas have an overall crowded and aged appearance.
Many of the structures are suffering from physical deterioration
as well as architectural obsolescence. In contrast, the parks
that are located within the project area offer a retreat from
the orban core and generate a visually appealing and restful
atmosphere.
The Plan, if implemented, will enhance the visual quality
of the urban core.
The Plan provides for the revitalization of structures that
have lost their visual quality. Provisions have also been made
for the addition of landscaped areas and open space to generate
an aesthetically pleasing and appealing atmosphere if
implemented.
0
2. Community Social Factors
The project area, as noted in thhhe 1975 mid-decade census,
contained approximately 20 percent of the total households in
the City. At the time of the census, it should be noted that 36
percent of the households with a total income of less than
$10,000 were located within the proposed boundaries. When the
project was viewed in isolation, it was found that 69 percent
of the area's population earned less than Sl0,OOO. This is sig-
nificant when viewed in light of the fact that city-wide, only
38 percent of the households had incomes within the same range.
Additional analysis found that 22 percent of the total popula-
tion in 1975 was over the age of 55. Normally, a higher inci-
dence of senior citizens is found close to a given city's e
-27-
central business district than is found proportionately on a
City-wide basis. However, in the City of Carlsbad, the census
does not bear this out. In fact, the project area contains
seniors only to that proportion found City-wide.
1. An increased mean income in the study area could re-
sult from the implementation of the plan.
2. An increase in available housing for middle-income
families could occur.
3. The project would provide temporary employment oppor-
tunities during new construction and revitalization of declining
structures.
4. An increase in employment opportunities within the CBD
would result, due to the expansion of office and commercial uses
in the area.
5, The implementation of the plan could cause the displace-
ment of persons or establishments occupying blighted and/or in-
compatible buildings.
AlfErAsf€veS
1. None.
2. None.
3. None.
4. The renewal and construction of middle income multi-
family dwelling units and commercial buildings will be encour-
aged.
5. If needed, relocation assistance will be provided by
the Housing and Redevelopment Commission of the City of Carlsbad
as required under Section 33000 of the California Health and
Safety Code and in conformance with Government Code Chapter 16,
Division 7, Title I.
The Plan, if implemented, will promote a socially balanced
community and provide an increase in employment opportunities
within the study area. No significant social impacts should
result.
-2a-
30 aealthrafid-Safefy
Structural deficiencies exist in the older structures
located within the project area. In some instances, these
deficiencies are the result of aging, while in other instances,
they are the result of inadequate construction or alteration
over the past life of the structure. There appear to be build-
ings sited and located in such a way to prohibit effective
alteration or expansion to accommodate the volume of trade whic'
would justify continued existence in the urban core area.
e
Fire and Police protection are provided by the City of
Carlsbad. The nearest stations are loctaed at Elm Avenue, east
of Pi0 Pico, and east of the project area.
Solid Waste Disposal service for the project area is pro-
vided by Coast Waste Management.
The removal or restoration of deteriorated structures will
provide a safe environment within and surrounding the buildings<
Fire and Police protection and the Solid Waste Disposal service
should have the capacity to service the study area. No signi-
ficant adverse impacts concerning health and safety in the pro-
ject area anticipated.
0
E. tow;mba~rare-I~come'Househo~as
The following table summarizes, by income level, the numbei
of families and individuals that may be displaced within the
total project area over the 25 year timeframe associated with
the Village Area Redevelopment Plan.
ARMUAL -rmcom ANN U At - I N GO FIE AMNUAL -1RCOPIE
L $5,999- $6,000-$9,000 $10,000+
Families 5 10 3
Individuals --to- --8-- --I--
TOTAL UNITS 25 18 4
-29-
e
These estimates are projected to be accurate over the life
of the Plan, but do not reflect displacement by the private
sector through unassisted projects or by other governmental
entities outside of the City of Carlsbad.
The economic characteristics of these families and indivi-
duals are for illustrative use only. Extensive research has not
been completed which would permit accurate depiction of those
families and businesses to be relocated. As soon as project
activities are more refined and prior to any actual displace-
ment, a complete indepth survey of those affected will be under-
taken.
The standard Federal Government Guidelines for income and
housing costs ratio will be utilized in determining the ability
of a displacee to pay for replacenent housing.
those guidelines and requirements as mandated in California
Community Redevelopment Law will be used where applicable. In
addition to the potential rental subsidies, residences who are
required to relocate will be eligible for reimbursement of
moving expenses and other costs as provided by Chapter 16
(commencing with Section 7260 of Division 7 of Title 1 of the
Government Code of the State of California.)
In addition,
2. R@@faCem~nt-flOUsltig
Due to the nature of the proposed redevelopment activity,
it appears as though replacement housing could be provided
within close proximity to the redevelopment project. No
families or individulas with low or moderate income will be re-
quired to move unless there is suitable replacement housing
available €or occupancy. The cost of such housing shall be con.
sistent with all applicable Federal, State, and Local Guidelines
relative to income, age, and family size of the family to be re-
located. Should the City's supply of suitable housing units be
insufficient to meet the needs of those displaced, then the
Commission shall cause the required units to become available.
As used in this Plan, low and moderate income families and
-30-
persons means those persons who qualify as low and moderate
income persons and families as provided under the Health and
Safety Code of the State of California, as those definitions and
those sections now existing or may be amended, replaced, or
superceded.
'
Temporary housing shall be avoided except in such cases
where the Commission will cause housing to be developed for the
purpose of providing replacement units in the project.
New housing developed within the confines of the project
boundary shall conform to the provisions of State Law effective
at timee of construction.
Rehabilitation activities will be concentrated in, and
immediately peripheral to thhe project area with 30-50 units
anticipated to receive such treatment.
All records, applications, and findings relative to
personal finances associated with a financial condition of
businesses shall be confidential under the provisions of Section
33418 of the California Community Redevelopment Law.
3. Financing of Low and Moderate Housing
Rehabiliation activities in the area are being undertaken
with Federal funds made available under the Housing and Commu-
nity Development Act of 1974. At the present this program is
being operated by the County of San Diego on behalf of the City
of Carlsbad.
6
Construction activity will be undertaken only to the extent
that the private sector can accommodate such activity. This is
due primarily to constitutional limitations imposed through
Article 34.
Incentives to such construction may be offered as per-
mitted by legislative action interpreting the scope of Article
34. Any source of funding, including tax increment, could be
used in providing incentives to low-moderate construction.
-31-
e
4. Timetable for Meeting Relocation, Rehabilitation, and
Replacement Housing Objectives
Due to the general nature of the Redevelopment Plan no
specific timetable has been established for meeting the
relocation, rehabilitation and replacement housing objectives of
the Plan. This is due to the fact that on case by case instances
timetables are mandated for provision of relocation and
replacement housing. Over the life of the Plan these mandates
will determine the provision of replacement and relocation
housing. Rehabilitation efforts are currently underway and will
continue for the foreseeable future. However, if the current
lack of interest on the part of owners and tenants is not
overcome, reallocation of funding to other housing programs could
be in order.
SECTION FOURTEEN: ANALYSIS OF COUNTY FINANCIAL REPORT AND
SUMMARY OF CONSULTATIONS WITH TAXING AGENCIES
The Auditor and Controller of San Diego County has prepared
a report entitled "Carlsbad Redevelopment Agency Village Area
Redevelopment Project/Base Year Assessment Roll; Report Per
Health and Safety Code 33328".
Analysis undertaken and shown in the Property Assessments
and Taxes Section of this report indicates that the proposed
project will have an initial total impact of less than one tenth
of one percent on total taxing agency revenues. In fact, no
single agency is impacted by an amount greater than four-tenths
of one percent (-004) of the total individual agency revenues.
This low level of impact is indicative of the effect of
Proposition 13 on tax increment financing. It is clear that tax
increment financing alone cannot carry this project in its
formative years. This means that a financing package will have tc
be developed wherein private, Local, State, and Federal funds car
be brought to bear on the problems of the Village Area.
-32-
A mailing was made to all affected taxing agencies on
September 5, 1979. Only one response was received although all 0 correspondence was delivered. (Registered receipts available o
request. 1
The Board Of Directors of the Metropolitan Water District
of Southern California forwarded a resolution electing to
receive allocation of taxes. This issue will be resolved at tht
time the Plan is adopted.
m
-33-
e
REPORT ON BLIGHT
Supplement to the Report on Plan
7-
May 1981
REPORT ON BLIGHT
Supplement to the Report on Plan -- e
May 1981
BACKGROUND
As with most older central business districts, the Village
Project Area is suffering from physical decline and obsole-
scence. This decline is based upon several complex factors.
First, in the design limitation is the basic layout and devel-
opment of the Village Project Area. "The small building on-the-
small building site" pattern of the Village Project Area was
established prior to incorporation in 1954 and has manifested nc
propensityy for change. This pattern tends to preclude the nec-
essary expansion of individual businesses, and to preclude the
development of those amenities, such as on-site parking, orna-
mental landscaping, and urban open space and plazas, which have
been successfully used in modern shopping centers. 0
Another major factor is the structural inadequacy and decline
of commercial buildings. Several of the central business
district's buildings are aged to the extent of obsolescence;
others are siteed and/or located so that they cannot be effect-
ively altered or expanded to accommodate a volume of trade which
would justify their continued existence in the urban core of
Carlsbad. Next, is the deterioration of residential fabric of
the core. The urban core was the City of Carlsbad's original
residential community. The central business district's un-
planned incursions into its periphery created, in spots,
declining residential fabric.
declining residential fabric.
Several buildings within the area are in need of structural
treatment ranging from complete restoration or replacement to 0 general repair and modernization. The most severe deterioration
is found in the older section of the commercial district between
Walnut Avenue and Grand Avenue.
The City's Housing Element had documented that as high as 66% of
all overcrowded units in the City are located within the project
area. The Housing Element also indicates that as much as 45% of
all deteriorated or dilapitated units in the City are located
within the project area.
Furthermore, the project area has substantial economic problems.
Most of the new major development and employment opportunities
have occurred in arras removed from this historical central
business district. This is substantiated by the fact that the
Central Business District is experiencing a substantially slower
rate of unadjusted growth that the City as a whole. A number of
studies have been conducted and reports prepared on the status
of the Project Area.
ANALY S I S
Reports and studies conducted over several years found that
there exists within the Village Redevelopment Project Area
physical, social, and economic liabilities requiring redevel-
opment in the interest of the health, safety and general welfare
of the people of the community. Photographs are enclosed and a
compendium of reports and studies is included in the appendices
of the Report on the Redevelopment Plan, dated Hay, 1981.
These reports, studies and enclosed photographs have indicated
that the Project Area is characterized by a predominence of
buildings and structures located on Tyler Street, Roosevelt
Street, Madison Street, Washington Street, Cedar Avenue, and
both on and behind State Street which are deteriorated or unfit
to occupy. These studies have also indicated that the overall
Village Redevelopment Project Area is characterized by economic
deterioration and disuse. As indicated by City base mapping,
and on the attached map, there exists within the Project Area
inadequately sized lots which prohibit their useful development
Furthermore, studies and photographs show the existence of in- . adequate public improvements and facilities within residential
areas along Madison Street, Arbuckle Street, Washington Street,
Cedar Avenue, Reech Avenue, Tyler Street, and within commercial
areas along State Street, Oak Avenue, and Carlsbad Boulevard
which cannot be remedied without redevelopment.
The County Officer's fiscal report shows that there has been a
consistent declinee in assessed valuation of the property withi
blocks 010, 021, 022, 070, 081, 082, 102, 130, 143, 173, 174,
175, 181, 233, 261, 292, 293, 294, 295, 296, 297, 302, 305, 306
and 320. (See attachment A)
In other words, what this means is that the economic life of thl
project is declining to a point where the area is not paying fo
its share of municipal services.
The Project Area constitutes approximately 1% of the land area
of the City. The following chart shows the percentage of
general fund revenue generated from the Area has declined over
the past five years.
0
GENERAL FUND REVENUE
Year Total Project Area General % Project Area
Revenue * Fund Revenue General Fund Revenue
1978** $7,181,000 $ 79,320 1%
1976 7,110,000 67,250 .9%
1975 5,592,000 64,890 1%
1974 4m552,OOO 55 , 740 1%
1977 8,752,000 73,230 .8%
* Source: Carlsbad Finance Department
** Proposition 13 Impact
0
Subsequent to the passage of Proposition 13, the percent of
general fund revenue generated from the Project Area increased
to its 1975 level. Projections indicate that had Proposition 13
failed, the percent of general fund revenue from the Project
Area would have continued to decllne. Projections now Indicate
that the declinee in the percent of general fund revenue gener-
ated from the Project Area will continue to decline along the
same lines as during 1975 through 1977.
CONCLUSION
It is found and declared that there exists blighted areas within
the Carlsbad Village Area (see attachmenttt B) which constitute
either physical, social or economic liabilities requiring
redevelopment in the interest of health, safety and general
welfare of the people of the Village Area.
Furthermore, it is declared that the alleviation of these
blighted conditions will be for the effective redevelopment of
the area.
Attachment
--e - ~ .. --.--.- -L-YYII..-I~..i~.=.,..j;lL:i...~.-~%Z, LZ i -. ais'**> .vU<.'+..,.-.%II~ --'-
. .. .
-GEKERAL LOCATI
BLOCKS THAT SE
DECREASE IN AS
VALUE WITHIN 'I
PROJECT AREA
CARLSBAD VILLAGE AREA BOUNDARY MAP
..- !k .* i 1-1 l7/HFl/ll
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~~c~ml~~~r P4.i ~>l.:.;(:i-t - l\{l.vj.:;efi tli~t ~2; i-11 t13i: ~~~i.l~~ib~~ of the c~~;~L~.:_~ ::>
w<?,!~!3?1::: I !I(? >((.)I21 ('I 5;>2n:;fi]: .3 ]3<)o::j1 fo]; {y?[: !'LC>-;<![,: I; A1:eii Commj-.:-.'c:c:e
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~~,ic~ur~lTp;~;~ - ChZi j;jjerson Chrj.r,r-.-, by ;Jro: ,er motic:!, adjDurned ..
cliycci-ion +-o st.-:f'; .{:c co:;tact-. iJccc?nslu2 i
the -_ -. ---. - lT,c>cJ(LIE,;i 2;; 'L'j:lL7 >I-;.:* t@ -/:39 ]\*::* 7.'?.:(1-jd. v, blcl ' .; ' I-9.?(: r wlrh I i ::;<;ariiii:~~ :;os$ iljls .? .,. - .c I::;<-$ oL t11ci.r facili.!:1- 0x1 !lay I-, 1973.
' RE s Fe c i; f 3 1 ?&I' s txbi?.:~ t t e d , i fT -7 // .y'T J / ,, /' k .,*! -I /. .: c, q I :r; . ,>.( ', :-- ;::.:J[ '.- . / p s,b.,.,';,; &-&A
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2.5eei-ic2;'; are tap rcco:cded and kept 011 file until appro-red by
the Comittee D
1
31
p114 I r-r,,Tu<. 1. L i. A 3
cy
-..-,-- T p7.73 c I,--- *>-.-**-
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..
..
p:yl?E : May 1, 1373. *'
I: 3: UE : . 7: 35 A. M.
FT,i-?CE : Car1sbc;c.t City council Confcreccc ' ROO::!, city i_:all
-. R~T~T,: (P) Pr~.;21;.i: (A] Absent --
CER-. s 3 J.-- E) FLiNZO .. --- f\ CfT]!':TDT .L UL-\ 7",3 P 1;nuE:s --
. P CGCiIFu91? I? XUHNA'J -vi . p l$I~:~~$-Etl
_. . . .. .. . .. - - . - . . . ..... .
n ~...7)'xec t:icn : Fen5cr Ikye:; noted that her telepho:.le nurijer sho33.2 -.-. .-__I- be l.jx:ted aij 434-1054
l't t~~tis IIIOVP~: bl7 IXCITJJ~~ COC~~TZ.~, szC:onded I.)y ~~ei~b::!: ' * '.,*.J-. i;jLJIb ~c3 . ---- -.
@'"x.'
\I @
Piie?-sen, ?i?t'. unanim.JLils!,y carried 'il?at the i[li.rrute:;
be tipproved as sutxitted.
It xils inovcri by mkrnber Nie;::.cn, s,cconded h:)r rnemb..*r
RUZZO, and Unaninsus1-:7' carr:le,J thT1.t the Ey-Laws LC .. appLOX7ed S?S. th the :i"ollos-qirLcJ chzngp : RemQve the first "Area" .from line 2 of Sectic>n 1.~~1.
The Redevelopment Coordinator voiced COiiccrx wit?l week:l.:y wetj-ngs as they reli;.tzd to 'staff .tj.me
t5a.t weekly riieeting:; wol'.Id trofltinue but r.?_vicrq of
prcqrcss would be mzde next week.
-.---- B~*-.T~~Vj~ :
1 ..
Meetinqs --_-i - :
ava1.I .. able for preparation. It. was generally zgrcted
Redc vc? I op:!::. c t PI. <3 11 ,Rev i. ew : --__1--11--
TNTRODUC?IOX 5 The Rc?deve.f.opl~tent: CGi-)rdiT!al:OL- gavc brief ' intr
auctory remarks on the firsi: fi\Je scccionr; of the pl ----"- -
8 DI SClrJSSICN : ----
Part A - Chnliman Chris~ su\.fgc:sted replaci.ng the wor
"giinriiicks" tcikh th:, word "?lech:lic,,ues" on page 1, paragraph 3, 3.ino ?, "Prc!face".
3s
" . . . .". ,.
,.
. ...
.- y I*,L;>,Cr; 2 F?J.-JZCT p&I<:::..-,, C()~.~,~~'j.'y~-,:;
3 A- .<j.nutcs of i.;zy 1, ii)79 $leekixg
. . ..
' part: 13 - rji~~~c.:~icm er,s:uei! r?r;ardin!j j r,';erp?:e.tat-,im-. of
t.he ~ord "ce1li;eL"'
SeVer;:l 02 the objeciives coztaiceL5 in th?
prelLminary plan.
word "core" )?e replace(? by
on page 4, ohjcc.tive E, line 1.
It i.:;1~ SU~;CJCS tc!.: that ti~f~
part C - It was suggested thct the \.;or6 "bJi(?ht" be
defined, words "inner city" be d-?firloc?.
The Le& '*pj:<Jject re-;S.ew hsa7-6" wzs discu:;c:ed
consj-der&ly ~ It was suggcs Led tk2>t the xaic of the-board i)c changed to "desigr! review board." and that the. words "hicjnly qualif i::c'." be eliminated L'rcm line 2 of khe de:<lnitii)i:.
Ik i:; the inlxnt here to clari.5y tho funckion
-of 'il?e boar6 ar,d to broader, potcn.;ia?- for
diverse, med.;ersiiip.
It was furkher sug<;esteG that the
.- . . 5
..
35- journTcnt.: cllc?.iif;;erson Chriss, h:.? prope7- Tnoticili zd joijrned th?
-I--- mec:tinq at G:47 A.N. 20 7:30 .\-X. Tx@r;dAy, i4a.y 9, 1S7?
at the CommQ-ll';itY Rooil'; of 0ce;:nside F'ecieral Savings c:ld
Lo a. n .
J
~c. B FC c t F u 1 l y s ubm :i t: t e d ,
- j/ / p;:; ': c fl. P & &.<;-: ., ,/ . /p% JC up At,?-
. IIenthorn -
(//'I +efitz.ve lopmzii t Coor dina tor
1.- , u ~1i : mcs
plec?ti:lgs are tape recorded and kept on file untLl approvcd by tlic
Conx-ni t ircz .
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-. ..
DU'E ;
TIi.#J : . 7:25 P:*M.
MY 8 [ ?.yp)
PLACE : C~i-~~<~~<~~V P.(j(jtj - O~~~,; ;[:; ZI~E PE' i>ZdAL; 639 GRR:<J) AVE, , c,
.. - _.
PV ~~i~: - (P) Presxt. (A) ?kscnt . --*
P It AYES ,D RUSZO . P . cmIs:; -- P CilX?DLZR - - ... - -. A ~CTEL.F~F! 'A COCHRXT A RUiTXAU
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Coxectic.?i: Jt tias nc-ked that 2: typogr;:,p!:iczl. error i.12 the r,utj meeking res:!ltcd ir.1 an advcrtised clai:e of !<cy 9, 19731.
Minutes: . It !.cas xcvzcl by memSc.- XEnzo, sdcond2-j by n1,:1ilb~f!: c;!apr; unai~l~o~~.:ly cx=rj.,?d thak t),? mina tcs Qr' the msetinq <].e t.;al.'
1379, be approved 2s prcsellked.
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vi %:-.
Request Eor I!)forns.t.j.orl : Menbi>,r. Hayes reyeste6 that t-il? CGR:+~
provideci ccjrrectc:C copies 02 "Pro jcct A.rea Commi.:..tce Dut,icc -- -__-.---. .--_.______
"0
KEILC OZ TLs~il 16, 1979. .-
Stztus of Drz-5t; Plan : The Redevelopn1en.i.. Cloord ina-tor 1:citeratcd ------. -- -- made tiur.lncj ktie first coninittee igcq:-tbng r&rLrdinc) the non-s
of the c2raft plan. It was reiteraid5 that. the plan as pre
in full zcl:nowlrrClg:ncnt thzt the Co~.-r~i. 'ctce may dczirc to re17
discard 211 or part of it.
It ws further noted that the time frame oriyina3 .ly prcsant
'a ieaslr. po..;sible time approzch and that. tht? committee colli.ci
as rwcli tirw as iL- felt nec;.ssary.
Menbei- Hs.;yes requested copies .of tkz :;cheCulc orj-gj.nally pr
Member Chandler incjuilTed
swer aviiilability xould l.)c: a strong dcveiopncnt incentivqc.
The Ralcvelopmcnt Coordin;l tor advispd that he :zroulcl rctu 1-11
nest neetin9 with a stat.us report.
Iuqui.ry rcl;.,tivc to SCT\:C~, 21 locfition : -. -_i-- ___ -_-_- - .-.---..- c L.o r;he si.atus OE th? sewer c!llocilti(-311 prqran, ilidicatirly t
7:h.e Corimi-Ltee v;as advrs
:". 0 .,
ds
.. -. I' Lnz cs;l;L!lcil L :; actior: j.-:ya~,z;~sy t,i?e ~:-2fiXcnsBj'~ arLs zzckar
p=op3~;.?~ls vhzrciL1 ch<; lr vjc1.1l.d 53 cc.fisic';cre.d folls~;i_n.r;
i redevel.~opr,cnl: p; an ai:~;? tion.
..
Clomit~mt 0 stzff tima : !&rnber I:syzs rcquzstcd an accmntir! sf :;taj.;;7 kix tLc+::i to tjic CJor;,ai"tce I DsscLissizn e1r5
~e~~~:~~::i~~l.iL~:
---- ___ _-- -_..-
- whe:.:c?in the Cowdinatcjt- noted the following axeas oi ..
Ad u 1 -k En t- c: r .ta i r x:? 1) t Or d ir a? c: c
Seiiioi Horising
T.?ropw-ty iicquisi;::: on
Block Cracks
Redevslopjr:,ent
c
It tias fGrther- nq:te(? thnt the Ctxmittee was receivi:iy
app-:oxlnia.tcly r;ever,ty :?erccni; zf t-atal avari3.able staff t:
.&dd:i tionally it was - noxed that all assiqnnects rela t-e to ovea- al. 2. red c-=c 1 opmm t-. g.j-oa 1 s .
MemGer Chandlc:i felt rhat currerit staffj-sg level wzs adec at +:his time. f4ernber i-Iayes nok& previous statemcxits th;
weekly mectincjs could cr.-eate skff .t;Ln:e demziid bey035 CUI cs.pi-:city. No no-kion WLS rade.
!.!ember ldzycs nrted thnt rneetipg noti ccs shcsold be pul:l,i.sl
in th? "Calte*idt-;,x" sa: L.io11 02 th:? Sail Ziego enion nr,d ?.he
Blade Tri.bunc. Staff czdvised that ncticc wifs giver. to- t
press on Fric~y prLGr to the i.;;.w.C-hg, but that the surge would bz expl-cred.
Ccmxittce' s attention to the Plan.
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I -.
RcdEiJk?lopne~it Plan Review : Chailrr,la:i Chriss directed thz - -- ----. -_--__--_- ---
I
17 5. FC:; 3 s i.c:n
I------ Drfini'iion section p?.q-. 6, "?rojei:t Review 1';oard" : Afte
c;s.sc:i:;sion the folbwiny chanqe:; were recommended:
-Change EaTilB to "Design Revie?! 1;ozrd" -L.i)ic 2 - ranove "wel.3. qualified"
-Line 2 - rc:iiiOy.re 'IS" from field
-~inr 3 .- rp':nc)ve cre~~Icsen~a~lves'r and replace with "a
-Zti;le 4 - rTI-:iic')ve "as proposed LC be created", replzce wi
-.
meinhc:i' "
"shall ix appoint:cd'i
Lcqai Descrj-ption, ynqes E- 11 : Cfi:ii::I?crscn Chriss inqui.red a
ti, ';he accuracy of ti-ic legal tlezcription. Stafr' advised that the boundzry 2s :;:ic.wn on tl!e off<.cial boundary niap
ploLte2 froin tlic iegja'; ;.I23 certified by tshe State.
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Pari: i3 Pc:rm; tt-.r.c:! 1;~:es atl5. [:o.i?trsls .-------- -.--._-__ -__-
3 '---
~~,-~~? -I ')
Pamp~ph VI Lire 1 - ~hzir?e;c;i.,;l Cl-lriss ~~-t~:*cr;~~~p~ J J -- rer cf the i<O:rd "Sp2Cial".
.- .- . ,, .-..
i. Chaizpcrsan C!izjkss :;\I 29 the wori.1 sub
ths defl.ni.i;ions :. cction.
P~ri~rcph ?>, TLne 3 - Zarlrect s:;;zllin~ crzor in prccec
Ge:::rzl Ccntro!.~ 2nd r,i ::i:i:ta.tic;ns
Pagt':: l3 . -- -..-- ..--------I-- _I __-_. .
--% i-a~r?~~riipri A: Line 9 - hizrn5er i?.~t::zo Rote2 that "pr02ec1
boar.d It sliould ?e. changed lio "Lk:.iqn Review Bo;:rd'
):ember Hayes noted ii1.i-i i;se3 i!:v:?ntory skuulcl ?le up6.at.c mxle available i.i.i ?he f u'tu3:e.
Member Ilzyes recp~cs-tc:? a.cc:om iiirig of all past and pre:
activity undezt-&km in tjie Redevslopment Area iz:
Hal.
....
- . '. . . ...
Pagz 1( ..
Pa:ct~cjroph B - Giscussion invoi vcd local codes includir p>r-]cing provisi 01-1 n of th.:: ronir:..g orc1in;tnce. rlur,:
ti me co 11 s tr a i nt. 1-5 C ha i r pe i- son Ch i' I s s molreit tha .t. p
be dl sctissed at the iiext i17eZ-kincj.
Ad-journ:r:cnt: -- ChEirpersoc Chriss, hy proper motion, adjour~ meeting at 8:45 to 7:30 A.M. Tuesdzy, Mzy 15,
at the Comrr,u::ify Roon of Ocean..;ide Federal sz
and Losn.
I
Re spec t fu 1. :LI; sulmi t t ed ,
JEEI: jd
Mectj.ngs arc tape recorded ;-\Ed fiepi-. c>:i file until. approvcci
Corm i t te e .
.F -9
'.. . .--
L> r --,
-. I.? 11: I; yx s
OF
I.: r;ET _7: LU'G
..
.-, .. VI LLACE FR@S ZCT AX3. COP1MIYiZZ. ..
-_--
.. - 2. . I.
3,
. ..
.- .. . DRTQ : I.Say 15, 1979
TII.IE : 7::O A.M.
PLACE : Occransicle Pcd.nra1 Saviiigs [f Loarc Cormm tty Room,
6 9 9 Grand Ami;ue.
. ., .. ,.. ..
I. ROLL: (PI 17resr:at (A) Absent c .' .. --
P Chriss P. H~:J@S P iiunzo .. P Ch.;ndkr - __L
P Cochran A Ruhnau __. P NiFS.sen --
Staf j;' Present : Fer. 'chorn f Aitken , iIagam3.n
-. TI. Minute:: It wa.'s movect by fvler?.ber Cochran, secon626 bp -... i.'iemher ~unzo slid carri-ed by a vote oT 5-0 thct ths n:.i-3x+z
of tkic yrLc;2.kin-: 2 of.May 0, 1979, be apprcved a:: preserteed.
III. Draft Rsd-vc! ow:ent ChailgeS : 1 t was mDved h*: Member Xie
secoride:3 by r;leiit%.er T,ur?y,i> and csrried by a ~0.l-c of 5-0 th
the ccl:int.i..t-.tet= suggested changes noted j-n Iter? 111 be ap~
scbject to review prier to subn:iCtal to the ;:gency,
Kegort on Frcliminary --- Plan: seconde;; by 14ember Cozhran ag6' carried by a vote 05 5-0
that the report be accepted as presented.
______I -________ ___ ---...----
I'J. IC vas moves b57 !.:=l.mber Ifaye ---.-
V. Heport on Activity Related --- to tfic ___---_ VillFi:iTe Area, 1952-19; .---
Member Cliandkr entereci at this time. It was xuoved i-~y
PIelnbcj: Chandler , secsndcd by Mmher Runao anci carried kq
.a vote 92 6-0 that the report bc accepteci.
_I------
VI. Plan Processinq _--- Time - Frm: --- : Discussj.en cniucc'l regar2i.y
possible date fox 5 gencrtll public ?wewing tjijjz of m;:c:tj
Coiicern was esprcsscd by Member I~<.I;<ES rcgardiiiq the hzl
~f publicity regardixg the Comi.tte~ ' i; meetirl<;s.
Item VXS, Noticinq o-i: M.Zeti+Ii<ys: Was taken up at this time 1
a1.low discussion OL n;cet.ing i:iuies f G?ai:cs and pcblicity. ;.k.
Cochr;~n ques tioncd need for I rxscsseci expo:;iire at this cb I-1.y poi n t . G CI 1 c r 5 1 d i s cu 5;'s i. on c li :: ue d i-c q arc1 iri g il i s s m\.i n at i.oi-i o C i n i.' 03:i;:a ti 01'1 . The Rc d. eve 1 opm ii 11 t C oor A _i. 1'; ;1 tu .i: c a I 1. e c'. at t if n t .i 0'1
__.~___I________-- _._ _--. -
d;
the publi cAtj..gz r~cr',ii.i.rern~~,tr: !>f khe r!e;ws !?.?.3i.;:. 5'srnher (If!<tr!
or1 a ZeylJlaY \J~S~S , ~z,Gr.:\>eY <!Dc:hrzn .-;ccondsci ~t:e n:OLion 1
D i scu >i si n n I;: 1-1 s uc ti T T : ; z rc! L ng CG;! s is t:? : icy i II nL2 i-; t i .P 5; p lz cc:; 6s rcla t.2~ %O l;i.ibJ.ic 4:or\vcnici\ce.
Ti;@ i.:mtlcn czrriec'i hjr a vct~ of 6-0.
Iteix VII : Tile Red~..~.~cLoyrn~~n;, Coordi1.a. ;;or potet! potcntisl pro: in dc-veLr,i>i:iq noticss to :!I:: Sari rjic.yq~ G'n:i.on ~ clue ';o :r?e<~tcsci
dcaZ1.ir-s. C'iizirrntin Ci-x:I:;~~, ir;.m-ed t'n-.i; aye;!d;+ material he sub. for p'd~l~czL~..cm in the Jc):m)al r l3:La;'ie T~~!;LII-J~, and Unior, nzw. caler!.dar sections, seconded by :<erk-.:r XUZIZO and cxri(-:5 Lbjr a
of 6-0.
movec'i ?:]::<I: tji.2 InCptt:i']-!<:5; b: YctQ.--,r-..-: L i - ~- .A tQ kh.2 cy.y F3j1, (--Jq)px
..-I--- -
Item VI: Meir.bcr. I<ie:.sen ma22 a notio~l to a;'l:empt to rnaj.ntsiJ
proc2ssl?-ig time sr:iicc'iaie a:; pres?n keG ; secorded by Plmbex Ck;
Under ciisc;zssioii ~l.cx;l.ber ~syc:s 1?oted ekfori: rzqriireC 1 of thc CXRmi 'ClLE2 t@ more bcit 't;rg.>d. movs coi!~.nnus,j.ty IilTJoIv\?zi=;lent . TYI~
Eec?-?vciopzcn',: CoGrdinator i2o:ed kha<:. mly ORB hour- and f iftm rnirrtltzs per xeek is 'being devoted to .the plzn at the curr-.at
time. It was furt-hci: notcci. that thc 7:30 A.M,, meeting the inay f:ave :;onie effect on, lack of pubLic attendmce.
Mckbelr I!iels?n , i.ndicated t-.i-:at additional rr,eetings :.ri.thi:b t.hc tixc f ranlc s1.ould Le consieered. 01: icina!. rmtion ca.rrS.ec' i..y
vote Of 6-0. f@ ..
Mokion to z;rt.enci xeetings ;is necesst'ry to attain schedule nsd
by 'iu'ielsen, secor!ckx3 by Cochran, and Carrie6 hy a vote af 5-C
VIII. Tn:!?osmation Itens : -.--
a. Pi-oj ect Area CornrcI ttee Duties kcport.
i2. 1.1ot.ion second discussion w;te process repart.
C. Sewer Al.loci~tion S t;?tus Rsz[,9xt,
The Rccievel.cprnenC Coordinatnr introsuced this item and then
turned the c!j.scussj.on over to the 32 ar:niiig Dj-rector .. Gen:.rr?1. discu:;sizi, er;sued wherein thc Comii- Lce wss advised tht I&de
neiit L-~S considered under 'chc "Contingency" category of .the
prop?.:.e\i allocation systcn!. It was further noted that Counci
has ir;dizated 'that it wou3 :l riot consiler fur thes sewer alloca. until a Xcdevciopment Plan is adopted.
The Comni.ttee was advised of the Coc1nci.l Ptih3.1:: Hearing at 6: i P .E. ,, in the CGUiicil Chambers regaKdi.llg eXlJC:-ir:i.C)a Of the Encii
f cc i 1 i t. y .
' Discussion ensued recjarding specific. provi:;ior?s for scwz?: in .
Rc?cvcIopn;cnt Area.
.2
tlsi
It t\’zyj moved by riiex’ber Nicl.sen, SGC~.I~I<!~~ b;: :gt>ntLei Chszdl e= a~,
unanki;!I=,usIy carricii -that the C~Z~Z-IX.!~ at-tetid the ~;~:Lili.c. k3~!riri
to S’i~,&KXk cncina ei;pa.ni;ion.
.. .. Gene r z. 1 d is c: r s z L or! c :I s I;.= d r c L at: i v 2 t :I c)h ha i xi ~n 9 c l. z. :IC i 2 i c it t .io II of ~II;; couilr;j.1 Sewer Conmii;tcc ‘ s Int-sil; 3~‘cht;i~;;e to rzdevel.opm
ACl,j(=I!:r!:Pr.?nt: Chairr;l:..n Chr?.rs, 13;~ pro!-er ma-k%orkf z.tijogrne4 thc
rnectiL.t.q at. 8: 65 A.I.’I. , ta 7 :a9 P .L!- - Thu~~ii~i~~ # X2.y 17, 1973 r ir
the Council Coiifcrence Rccm ad ja(;ei?t to th7C: Council Chzrtikszs f
1239 i.:h kveLce, Carlsbad, Ck.
Re spe i’ t E u 11 y Su5r;ni t tee d ,
---... ---
./ Q?,J cJ pb - ;JJ:S;<&- .CY‘ Y .-.:-- >-?bw-. p- .c Ji”rCI< E. €IENTHC)PW
ke~ievc iopnni-k Cooriiina. tor
. .- ...
Meetings are tape rec6r2!cd and kept on file until approved by the Conxiittee. ,
JZH/ar
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I
&
u3
;.:xpJEyxs
OF
- .. ..
.^ , <\?~~,~~&L"E p;;c)L-l zy pz>h (-r.''V i '?'~*~~* -
.. .-vi.ii A.- 1 i LL . ..
.. I XET I N S
., . .- . .. .. - -- - . ..
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9.9YE : .I\i;?.y 17, 1979 ~(?djctx.-r?.c~) .. - ..
'r3pB r , .7:510 P,X.
PLACE : city Council Conference .ROO:J, 1200 ~~rt ~v,taue *
- ..
RQLT,: (P) Pr::se:1.k (A) :':bsenf
p C.FlliNi)L!3Z p i3TnYES
.. .. . ... -I . -"....+A .... . .
I- -
cEIRIS,s P -- i.1 r3mo --..- -_ .. .. z1 X'UKK-I\U --
~ p ~q~~j-s~~>; .-A COCHPAI? -I_ , --
CQNTI13LrED -Rjl.fI.$i,? OF PI;A;.J ----------
Gmeral Contzo1.s an6 Li:?:itatS c):?.';
Chirperson Chrizs beym discas:;j.on of the plan section deal-
1 :'ig 1~J:i-t.h def.ini:-.ion Of ' new CGij,';tructio!r'' ' ~e;le~~~1 Lir,jtatio:.,s ar;2 Clon'il-oi s I Section 2,.
-.
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P#Jp - It 'Azs moved by Xemher Nielsen; seconded by mentbzr Chandler and 'uzznimouziy carricd. that rsil?:: const~uctio~1" be de;r'ined an per UBC .arid i.iicl.uricd iii ilefinitiofi sect-oy, of the piail -
It Was fl;lrthc?: KIV~~ by m&pr Clhriss, seconded by meztber Hayes
ynd c~.rrie:d 317 A vote ~?f: 4-1 (~?j-,?lsel1) thlzt +-I;,? folloiging WGrd-
lng. be added -LO the 2nd of 5ect.j an E: herein. 'I
It was moved by merrlbcr Xielsen., seccndec? 12y member Ch:r.iss, ai-!.d-
unaninmusly carried that the rirord 'loff--.r;treet" bc removed frc;m
Sectiorl F.
),4 .. imber R~nzo r3i:::c.d thc questicxl of what- i:o do with motorcycle, mo-ped, bicycle types of vehicIcs. sugyested wording.
of line 2.
..
''except a,s spei:j-fied
Stali'f will return tvith
I
Section fI was noted .to 32.. IlIiSSinc; the word I1\&ichfi at the end
VI 1.t JAGE 11.11' ROL'EMG n' T NAN U A T, .------- -----
Sect.i.cn B - Is.
~hl-.lsS arid una !iirncjusly c'irricd thc7.t the \.J(.,I:c~s i "l-(qUirC:iii~ntS rind I' Le s t.sial;cn from :j.nc 1; :;e<: tio:l J;. :j ._
It was ~~lvtid by ilic+!?1>er I!ay!:s I seccndcd by membe ,:' i. *
'. . CJ P
e
Sp~:-.c);-~ 5- 5 I ~iscu~,r;j.(j~l ~j-!~~.:<~~ yeLa:;j-\;z kq g:;p c: ;:!:? VJOZ~
~o~~;~*c+IIT. ~.,TO jcct pr0;3~3:;zl ~<<-,/i~x,< p1-0~2:;~ in i1i-i ef EG.::'~ to cL;;~rif>
thc P..cjsn.c:i ' 5; :,bilii:y i:o ai: ~r~,~,.t d~~~r~]..~;;.-:,er,t :x-iterii: and r:;c~Lzj-~c
rs.er~t~ rjn D p?--ops:sal 114' prop>>al basis -
StafZ reqc.?;t.?li pei:miss2ion 'LC, return t;.i th c..h;;i:.-;cs in tfie' ?;7cl'rlii
c3f Sei;.Lior: i-? :ri?Fch +~.;dcId clarj-fy the ":requLre:r:?nt" 'b.73 .. "cr.i.terl i s s12e .
Section C c '??he word 'I irnp:ci.)v:mczt" s:..rmld bz rer~ovd from 1 lrie
CQ 11. f o %:I i t y w ?'. L h th c:: C.: c-3 r). e 3: B 1 P 1 ail /P I e ?. iril in 3. z -y P i a n
Sectioi: 1,.
&cthL XI.
?. "Cl:jLt,e,ih * It -"- I ; .. 2 r,2;; :> i' .f lo ij.., ..->A 1. >--x '- L c~~Gz~.~.~-~2kc)~ cxpl2ir. C-.h.. TdfjV(T:
-.-.-I____.--. --___I__- _-__ _.______--
?'nser.t cy Ld,e - .!. in Ljlcnk ~n 3 irie 3.
hchde Late 05 ad.option GE greliminzry pian. . ,.
Pa r t E P r 013 c, c: ad RI~: i-1 c: y.7 17 lop E rl t. P.a e n c ;,? it c ti cm L':
GP ne ;r 2 >. Ac .t. j-f.13 s
Section .A -- List: of acticns ~bo~~ld b:? .. in samc order as subsz- quently presented.
Participat; GTI by Oi::?.t?Y s ~IX?. '.t'ic.r:aiits
Pal:agrc.ipk; .? . Staf i to rekv.i:~i with rcsmrding to clz~r igy t::is
-- -- .- ---. .- ___-.-- - -- -2- -- - --
~ -___
---e
--___I_---_. I_.-- --_I_-
SEcak.iOJ-i X'clatFV€? 'LO rC;lOCaij.Gd -
Propcrty f:.rr..>.;re~ent . .-----
Lir,e i - c:lail<;c wozd "zoned" to "is cjvt1ed" IJ.ne 4 - char,ge '!to'' to "or"
--
J
Acqaisltion of Property -__.
Pt=riigr3pli A, 2.ine 4 - correct spcllii;.=j of devise.
paragrnph 3. m.inLrc?l. rFg1-:ts exct.:lpt to prc~l.~de excavation.
Rel.oca ti on 02. Rcsideats ---- and i.:!.isinesses -
Staff t.o inquii-c; as to wi-iy agency may not ac:quir
-
,,' C; (3 ne r 2 1 d i : ; c u s .s j. on e I 1 sur ed 1- i? cj ci I d i nq r c+ lo c a i. .iork re :;pons i b 1.1 .i ti incllrr:+d when tile Agency acquires property. Addit:Lonally r St3
rcsporidcd to questions regard iny cmiric~t domain and condemati
of private prGperty .
Demolition r Clearance, Publ.ic - -.-.- -.---- Improvements , Site .-~ Prcpnration
pzragr;i.pIi 113, line 3 - xeinow; "such" ,
-.- ._----
Chnj.l:persot: CI.iri:;s called <:or I% 15 mj n~2-c T'CC~SS at this +;hie.
,I/ I
Tlie ~~i~r~~<-~~~~~ ~~~~;i:..~enei:, ~a]=L;1g )I CI:. -. c'>'.* .>LC, CiOI: ' 3
A i: 0 ii 1 s i -t i an '3 f -pz (7y y: r ", lI/ - -.I- -_--
Para9raph ,n.., line 4 - ccrrccts spe?.1'-ng CJ~ Gevisc.
p-Jr-tr.--
Piiraarap!l --Le---.- P - Foo tnste OKICJ: participation cigreeittent to ide
P r o p c. r t 17 n i ,T p o s i t i on
G.jnc:.-al discussicn ensued r-eyardinc; cons.?rain-Ls nn disposit
Para2raph 4.r line 5 - add "sex", c
Chcirpermn Chsiss zuggested that the Finan2:ing :;ec.tio;l nc;:-t
LC ciiscr?.;scliJ until Gie full coxunittee is avaifab:.c (May 22.)
Gcnerz? ciiiscussion crisued regarding the Village ?.rea Lap2 u
Map. SC,;lff Yeport.5d on the ccmtent of the map a;-.d indic;:.i:.e
that it is a rcr'lection of existing qenerai p:?an and zoning
chsiynatLcns. Each use designation was decized in terms of .cxistFng US" dcsiyni:tion, current cse, and snticri.ky.=.ted LJSC -
It was noted that' migee Pzrk zrca nods to 122 corrected..
Di~cussi~ii ensued ~cla..tivc. to .khe status of the ~;j iqss G?ne
Pla~ as 5 C i:elatec ko the c-:!:crging ~e4~eve.top;lxe.nt ~lar?, ,F;t.a indi.c,atec'i t!;.:;tt the Ecdevelopxlent Plan could be rnc1-e resk-cic
than the GC:XXLL~. l'l.sii, bu.t could nc:k change the ''gcneraf.!' 1
use c?esignd-!Aon.
Init"_al $.'.iscussion ensued regarding indus-krinl uscage fn th
I.ir s . ?z:yes I with general support of the Com.nittee , sugges-;:c
tht a CGL,:aittee status report be forwardcd to the Council..
Staff apprised the Comiitt-ee of the Council's work in thc a
of qc;aj. settiny and the sub~onmittee's desire not to prejc1.d
the wo?:k CJ~ the cornnittee.
. Chai.qa:;on .Cliriss by proper motion czdjourned the rreetincl a
1O:l.O P.M., to 7:30 ;\.PI., Tuesday, Nay 22, 1979 in the C&
c.,iz,i?:t 11, .<.ine 1 - co*-r.:-'- .& .-L 1- spel5L!.~ OL- "prsbl.ic:;tliLy"
----... ---I. -
of Frspzrty"
Vrill;;y.s A.:cea. I
Conf exence Roan, l200 Elm Avenue, Carlsbad, California.
Respectfully submitted,
L. ./ w-:,
/ /
. '-.f ,4 4 (JZ L?' ."'@ 7c.L u", ,;:y ,c/L.&&.i.d%- !/JP-CK P 11!31T1T@i',N
h Rc c? e :r .f 1 o 1) i i.c J ? t. C o or d in a tor <: 0 JJJ: -j6
F'iI::iST.i;,:(;S ?J'J*: 'l'P,J?Z R!X:ORT)El> ;.;W K1:PT OX FlL,C UNTIL APPROVj.:U
lip' 'T11 C <:d).~.fj 'i".tlj;i;
I'tlLY ,_I i a .J
01.'
171 LI,b-.s E p F,r jJ .q CT 3k CG:!"z'-?TE;;:
yr;. E'? 11; r,
DATE : 1.m~ 22, i97S
TIME : 7:37 A.M.
pLpACE - COi.i~J(31L CC.)?IFE)X?\?C2 RO9i4, 1.300 ELI.1 T\VEI\!LJT: , CRXLSFhD, (
-- ROLI,: (P; ?recent (A) Absent <
P cf-TRTSS -- 32 RUIiZO
P T(UH!.WU
- Y CHTLSDLZR F fIAYES
F ILTTELSE:.: P C OC: HFLnl ?:
-- c--
... .%
-- --- -- -
III?JTJTi~S :
I-t ~;a s m~.cr?c? bj7 n?exi!x:z Runzo r
unanj.;ildus!.y carricxi Chat th.; rtiinJt€?s of the meetiriq G? i.tz..y 15,
1979 jx appx~v-nd as yrcserlkcli.
Section i? of l:ede-;cl~pmer!t. Plzn: -
~hai]:person Chziss noted thet tl-ie Cormittcie had. a5;reed that SE
F (Financingj would be discussed toiizy. A.2 that ;milit a staff
---
sec9nfieC Sy menher Cc7ciirari . -. __- aiIC:. -. ---
-_------I
repcxt WL'ZIS wques tzd.
staff presented inzorzation e-xpl.aini;ig tax increncrit f inanzinc
its ef~ect c.:i taxicg agencies c taxpc,yers, ;;rid potential cieve1.L
Tax :t cc rex u 1 I i: F i. 11 F n c j .ng
Skaff cntcrt<>ined questions from thd commi.ttee recjardin.g, compu.c.atic>n. of revenue, and the need to proui.de honsing 2s a
coridj.tion of using t2.x increment. funding.
Generz1 dtsc~ss ion ensucd rc.lative to housing and its involvci
in. the redete>-lopment p3.an.
0 tlie 1: F i. n I nc i n 9 Me thod -. s
Pot:.cntiai. fuiidi.ng me-Lhods other tha:.: tax increment financi-ncj briefly discussed. Staff indicated that i71=lj of the alternnti
meislioc2s of Cinancincj C0ui.d be used singly or in coinbinat;-on w
any other ine khcd or rncthods .
rJari.ocis t\;pfI:; of hcrncl ing apj-)roa*:hcs to finnricc we"[: discu:;sed ini-:ludi.ng lc;:sc ~C!\~CII~J.C, CJC:~IEZ~.~ cb1.I rja tio1?, tax tl1locat:lo1> .a
Si7 9 9 iiior L-gti ;c rcvcniic -
_________ __
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Page 2
PriVZ'ic sc?ctc?r rlnanciny -. pL-c$r.-ams we;-'e briefly discussed. Ttr.
wis= mic;ht ~9-k economically )>e f'easii-lc.
was notcc'; ths'i the z:(jcncy cz: vwrk to cooms!.ir:ten.k private sect
funding ?ij~~'i?i:C; thi? 2~5 of ~i:<.q:~~~<jj.~<,: ;L13$riiti- LeyeJ-:j xdhich r~t -
Member Xielsen inquired as tc whcthe:- the fir,z.r,ciniJ cclinhinati
offerecl in tZ?;.? plac vere suf.F.icicnt j-u accomplisii the goal an
in-tent of the plan. Staff advised that the financing section
pr017idc~.s the Lmacicst sFcctr\:rn oi al.i.ernativc>s possible ar;6 t
givcii furl2 arLilcbility and time neirrly any ciiaracter ciesj-red
this area CGL;~~ be achieved.
Age~cy Fissis~znce to Private --- Iieve1.opl::ent
Mr. Ifarolc! Clnrke inquired through tkLe chair r as to -;>oten"Llial
for as.c;.i.sting small private investors and property c)wners ill
efforts to revital?'-ze. Stcf f adirised that FrogrctIn:; were c7TTtli for this r,:.xpose, biit that specific ;recoinmeildztions could no::
~ade wntj.1 a plan is adopted.
biem.ber %ye$; noted that' the financinr; section langmge was pr- missive rzther thai-1 restructive.
14eixber RGC;:G iraised a qu=st.icjn as 'to the wording of Section C
rcdevelcgnent efforts. I1en:bc.i- Runzo accepted the existh9 T.,Y
follO+:.:li>g discussion.
140 t ic~l to .'??.pzove
Menher Flielscr! move1 that Part F be iidoptecl as per the manual
Meinber Chzndlcr seconded the motion. Member Hayes noted khat
word "to" should be added bet~een th!? words "aiid permit" or1 li of Section G c?f Part F." he motion wc?s amended to reflect t
change. Tne mckion carried hy a vote of 5-0.
Lane IJsz
Chairperson Chriss introducc:d discussion of the land use 'Gap, Staff disti-ibctcd 2CG scale maps, la!?d use maps, and called t
coli7;aittce ' 5; attcntion t.:) tbe land uscl designations section 01
preliminary pl.an.
Member Nielscn sucjcjested that the definition section he disci
at, this time. Gerlcral discussion ensucd.. Staff noted that 1
int.c.nt of the subarea approac!i in thc design manual is to en:
land use cornpatit.ility b~7 1-c:strictinq irses in a srmller- than
to tal arcs his is.
----
I pracjraph 3 of 2zrt F, and the po?enr-.iiti adverse e:Ci"ect sr,
-.- --- -----
---- ...
i;
-I Page -J
Staff callee .tile a.ttpl:+:ion of- -the cr~?.~i-iiiktcc to the 1'ykr Strack
inc:i:strial ar(;a and LE C~TZW :-cia.ll.y zcsed i.ndEs krial. ~~ig?~bor?io
desirsble ult.hatc GS& in t.hi.s area is relative .Lo the p12:il.
It iu-as _.lolied khat klik ;m:t uck.irlq sk3*ild he held GY, Tk;XSd?.~T,
Adj ouri-ment
8:51 A.T.'~., to 7:OO P.I.~., Thursc?a~~, May 24, 1979, in the Ccuncil
Conference Rc~m, 1200 Elm Aves-ae, Car?.!;bad, CA.
adjace;lt to it l-ir~L-;?s <;ilat .Ci;:? cc l~ 1 i- L~~C sj 3 3s ICL ~of!5 iiI.er bc'iz t .I:
' Chairman Cliri.ss by prcTer notrf~ii adjou-ned the reeeting at
. ... .- Re S p (3(r: t- f ';t 1 :17 s 1Lbmit t e C'L ..
e/ (3- 1 --."p bj A--< +.- f
., .. :-' ' ip x* :2,,..: ? ..9 ,- c.& .. ~\~.~.~..~..~=~~~..~- :[ p i'JA~~H E. XZJ?TI3OX< L.' xeci c ve .i_ qme 11 t c Q o r c~ i n a tor
bEETI1\7GS A.P..E TA.I'E RECORDED AlJD KEPT ON FILE UETIL ?:PPRC)VED BY
THE CO~C-~I'i'TEZ .
f
JEE/ar
I/)
.. .- Mi.. N ins s
OF
..
- VILL%GE: PE0.3ZCT ?:ZZPA CC;+5I.TI'IrTT;;E ' ..
!?.El<TItJG
.. ..
.. ..
DATE : May 24; 1973
. . 7 : 29 j? .x.
.. TL&E :
PLACE : Cr;l;.:q c i 1 &-- T! c: .-c-~ence - -- Room; 1200 Eli? &venue. Ca.rlsba.3
. ,.
' ROLL: (2') Prcser,:, (7,) ;aJserit
p Ct'lAi?CLE:'! ?? HAYES
7- -
p . CIlRiSS -- p RUN20 -- c- --
. ..,
_I_-- '. A . MTELSZN ' ' ;4 , COCIIP+K A' RUHNAU
Meet in9 'ti'2S oper,es bv Chzirrpcrson Chriss +ith a qenerc7.1 discrzssior:
.. ._ . . . .. ~.- ...._ . ...
. the land us" map and laG UE~ designation.
Mr. Don B.cct.sm cf tlic ChainSer of Commerce noted that Chestnut sh3[11( shown as a through st:;:eet. I,
L.B.D. ---- - The Chaj-rpcrson int.coduced the CED (Central Eiisiness Di:;t. . land -cis@ deslgnLtion- Staff y:..nve EL brief presentation regarding t:
CBD desig:iation a~id the current conditions found. therein. The Roo
Tyler cch-nercizl area was given some discuss~.on 2s thz land us2 Gc tion relates to the existirig resic'kutial character and its canfli::
existing peripheral.. i-ndur:triaI. area.
General discussion ensued! re.lati.ve to .the'desirGbility of industri designation in the Village Area.
..
. . General Plan - Staff responded to questions regarding the rel.;itbon
betweer, the General Plan, Zoning and Redevelopment Plan. It wzs 1'1
%hat prim- to adopt'ion by the Council., , the Redcv+loprient. Flzn i'nus L
fcim to the Generzf Plan. Staff further noted that if the Cmnitt strong Enough about an issuc it could recornnerd bas?. land LIS? Cji7.n
However, the opportunity to control rmge of i:sage 2s prcsentcd vj.
design rqanual.
Coinmereial. - Discussion of 'the gencrcl conmercial designation LT!S t
the railroad tracl.-s ensijed. Ik was generally 2cl.t that the subjcc
was 'better suited to tou~~is~-corr.rnerc~~l uses. As an cxamp3.e of t'r,
of the dzsiyn manual, staff 17a11ed the CoItim5.tfi.ec's attention 'io :L
of the imnual and its discussion of land use.
Staff atlvisecl t.hc? Coirmit-t-xe c.f the relationship between the Desicfr
irld the Rt..dcvi! Lc,ixxnt P.1.a~. . It was noted that the Dcsicjn M~IUC? 1 t capirblc 0;: del.i~i(.!iiLinq spcci'f IC I.,:nd 11:;~. par tlii\cte]rs i.n Cesignatcd areas.
--_______
io P
0
M x ill t: TE s
Villa< c: ?~o-ieck Z'.rea Cornxi-ttce !.ie?tin3 May 2d; 1-9-79
%-. Don Cro;:n iiq::kircS a;; .to the pcss%bf.lity or' e;.;p=ind.ing h'!a CC?m(;.,rcial, desj.gwtion ils a ni.ethod of cleznlng rrp i:ikZxvi:.;c3:1 1arlc.l
US~S in the Nc.cth S-tat? Stree-t zrea,
Discussion. ensued i-cs;arGi ng the tenis Ccn tral Eusir:esa DisUict
end the nn?d tcJ attach a ~iew term.
It was rrcvzci by Member Iiayes, seconcied by :.lembcr Runm an3 carricd
by a vote of 4-0 that the destgn2tio- C3C by cl-iznged to ncommezci:il ar2z"' .I
- Ckaii-prson Clirirs questioned whether continua.tion or' ths csrlms~-- cia1 lar3 ~52 C.c?sigim.tLon in. tile south Eoossvzlt axea is desirable
Nr. Eron cal3.d the Corrx,ittez I s atte:i"iiot?_ to an iqlied shortzqe
in comercia1 s?~ce, citing -teIr-phone inqrriries for lease spa::c as indieztive ~2 the shartage - General discitssion ensrizd relative to ecoaoxics a-12 land values,
Chairperson Chriss questioned. tl~ need for a bfiffgr zonc! b&man
-
..
the uses as thc redeveloy~ent project area. bourdar-y md a2jacei7.t
uses. TZic Planr?iiig Cirec-Loz of'fered iyisigiit into land use brzfzer-
ins ar?d noted need for specific cievelopxmt standards.
Menher Hsyes, with concuxence of the Cormittee, reqaested tfirlt the
laid use 6efi.iiition:j be incluireci in ths plan adjscent to the f-arrii.
use nap. It was also noted that some eiaboration on the definitiol::
was app~-oprfatz s
Discussion ensued relative to density and height restr-ictions .
type * Member Cllriss questioned -t'f!~ draft F?-an dznsity of 2G-30
. hkid>er fkycs qotad that multi-fwiilg hcusing should be 02 a clustcr
f . . units per acre.
$55. Brown called the Cormnittee's attention to futrire Coastal Zoiie
boundary cnerrcheizts which would. rcrnove most of the project area
east of the railraad tracks from the Coas-La1 Zcne height restxictloi
Staff called the Corrmi:ttee's atzcntion t.=, word?-ng on height limits
as currently contained in the drcrtft de;it;n man-ilal.
Residential Density- General discussion ensued relative to resi-
dciitial density.
of various density ranges from 30-60 units per acre, Staff cited
several csainples in other areas.
Ckiairperson Chriss introduced a motion to change the "high ciensi ty
residential del?sity" definition to "encourage residential density of a inore in-tense nature in accordance with the .design rnanual'lf
seconded by Member Chandlcr, carried b:7 4-0.
-------- Member Chandler inquire3 as to existi-ng examples
7.4
I; 7
MINUTI"S Village c')rc,-jcct Area ~Q::~TY.-: ...,i. :. *a'-* L LC?: ?,lee t i r! c;
May 24, 1379 ..
Chairperson Chriss noted definition;tf prcibleins in the "low nicdiul
residential dcmsity ranqe - It was rnc)~?~ by Chairperson ~hris?;, seconcli-?d. Ijy l.-kmber f.:~mzo, md rzrzie~ by a "cte of 4-0.
that loi;-rnediux density ::csiCential be replaced with the tcriil
''medium acnsity residcnk.it!.l" which Ls to be d2Cined 2s folicws I
"encovraTe residential density to ~rovide noi-e than si:-!gie rcsi-
dentiai usage. I' The intcni or' the i:ommittes in this ixztter ~2-s . e ri co u r a g e d ~p I e>:./ t r i p 1 c?:.; 'ty p c s o f 5, :-,-e lc plnz T, .i-. -
Rcgioxl. Ser7.7j.ee5 - Kr . Brwn noted that an ind.ustria 1- (Req.br~1.1.
scrviccs) land use desiynation hzs been applied to an area k.s'i~s?(
Veech xiZ C&ac west of the. ra.ilroac? tracks. Staff noted that t:
deSigivtiG;'! iS spx!ifi,c2.lly a~plied to thzi area ir: the Gcn5:L-a', : It was fwther noted that adverse irni~;tc'is associated with the Ge
Plan designation can be mitigaixz throuyil the liesign Planual .
Member Runzo suggested that .th.c: "regiona.i_ services '' dezignatioq
be reFlaeed by ii mcre concis- term. It was noved by Kember RtZilZi secondz? hy Mcx-iib~r Haycs and cerried. by a vo.;-.e of 4-12 -khat the tl
ti r s5 i.0~ ?. I s er v i c c s " be r cp 1 aced vi th " c oirmer c i a 1/ t irn j. t ed -i rdu s t L-
Kember %yes questioned the status of th2 1:ezen.k application 'io open Gi1 hpound yard on Tyler. The Plaaning Director advised th)
the Ftm would be reconsidered by the Pianrliny Commission on. J~in
1939,
Discussion erisined relatLvc to rnee ting dates.
noted khat the Committee dcsircd Fzblic review of the ansnd2.5 docuc!?r:t prior t-o Pl.anuiny Comnission Consideration.
Due to busin=.ss z.nd peraanel ccmmitments of same Committee Rem55
it was ncved !:y Iileinber Chri-ss, secol-ded by FIenlber ChaEdler, an3 carried. by a vot.e of 4-0 that no Feeting be held on ?:uesday, Ma;.ii
public rmeting be noticed and 3eid a.t 7:OO P.M. on June 14, 1979
far pirrpcsc of receivinq conments on the cormnittee amended plan ..
Adjom:!m,Etnt -- Chairperson Chriss, by proper motion, adjou.rned th
meeting at 3:21 P;M. to 7:3G A.14. June 5, 19'79, in the Ctxzncil
Conference Koorn, 12GC Elm Aveniie.
reSpe&€ ully submitted,
-- ----
,..
It was generally
1979; .t-iair. regular meetings rcccnvene on June 5, 1379; that a *
---.--
p4r/gLL ACK E. BENTHORN
Redeveloprwnt Coordimtar
:-'C * . MEETITU'CC, ARE TAPE IQ2CORL)ED AND KEPT ON FILE IJNTIL MINIJTES. ARE
APPKOVEL, E-Y Ti!E COfiDLtTTliX e
'.
$' .:
2
.. ..
. . .. fu~pJ-;~f;~ f;
a? ..
. VILLTiGE FEQJ ZCII: ]\PEA CO~dl!*~~ri!~~~ - * -.. 1.u;: F::I-' 1 >! G
.. .- DFTE : June 5, 1379 c
$I]"Z : . 7:3G ..
Council i'onfcrcncc Rccrn, 1200 L1.i-r. Av2n!ic, Carlsbacl, Cslifcrnj.
.. .
PLRCB :
ROLL: (p) Present (c'i) z\bSC?lk c
.. --
p. . CIIRISS (late)
1-
P EUNZO
12 R.u%%?- & l\HU '
~ .. - .. A C€iA-mLXZ. P IiASiES '-
. p NXEL%:4. * A COcI.fmM .-- __ . . .. . . __ . - .. ..
1NWTF.S
. 1b'IFnLte-s of -kl-Le following meetings Tiere approved as not&:
i' 17 , 2379 - 14otion -iiunzo; Second-Rchna7.: (correct s~~el-~-ing "ensumC3'":
.ay 22, i97F - Motj.on-Rur-zo; SeconG-:;<li.eLser, (no chanrjzs) 5-C
Mal' 24, 19'79 - iGotiorl-Runzo; Sccc:~&-Chandl.cr (no chancjes) 6-0
RE:;li13:4 OF CH1:EZGSS' TO DIGFT - PLAN
M~nber Hc?.'ycs l-loted thet "dcf initj-on;; section'' should be alphabztizsd . :
assliX& that this ?wuld be' accoxmdated i.n Final to be forwarde$ im CGul
-- ----_
1.
K$~~SY H~~QS nctd ~hak first fim words of "ParticiiJation by xmers. an( tenai? .I- .._. 5 I' shaulrl be removed.
F.;otisn - 1Soved by P:;ernbcr RUhi1S.U; seconded by Evlember Runzo that the firs
f Lvc wcrds of the "Participation by owners and tenants" sectio:
be striclcer,, The ifiotio:i carried by a vote of. 6-0.
-----
-_ it ;.?as qeneyali;. noted. tirat paragraph 2 of section 2 of the "Participat sec.tion was in nked' of rewarGing.
SJ-:r*iLR ISSEE -
L
-
t Mzrr,bcr Nielsen qusstioned the issm of sewer capacity and its relations
to redevclcp:~,eil+,. Followinq genex.31 ifiscuss<-on, it vms concl-uded by conser,sus o? those iri attendaxce that Mcinbtrs Nielsen and Chandler shou
meet with tiit.? City Council sub-coxniittcc. 3taf f i.ndicated that it woul.
;.dvi.se with inforniation on proper nwthod aid r?qucst meeking .
Ir\CUI&TI@N AS3 I.,ANU USE ---.--"- --.----
It; ~ai noteii tii;it Cliestnu.1: Avcnuc ;iljg~~i~~~t needed rcvisi.cn to ref1 cct & ;ICtUi.Ll ~0~d.i. ';ions .) .
Y5iTl?tc:-; - VlilSC;P Projci:i Axed c21:urJi;: t.2::
Juri% 5. 1379
Past? '2wu
It rms no-cxi i2u-k P:~qc!e: par!; 'i.,:c?i:. rqas n:;t p?:opc t-1~ ~i-~o.;:~,
Xi; Was noted that thL? term C.E.U.. shuu1.a hc! replac:cd :~ith c~nt3-21
Business, District ..
I
Word "iin:i" ~;ho~.ld I>-> ii>.sertcd IJetweeil v;nrds I) stations'' ancx lrn-3$*
in def initior: of conixzxcizl C~T-C;?. .
?'he words "village core" shcd.ld be ad6:cd .t.o 7 special. krcabenr_ ar
CG?*lbII TTEE I-I E.?RT fdG .. .- - --
General disct~ssion en.s1?ed re:t ative to Eorthconj.ng co:nrnittzc. hezri
offered views on heariny proccas and noted K?,Y~ f rl,r recjistered
xiaili.ng.
Plotion - Rcmber Niclsen i2aiTed that tne Cmmiktce hea-ring Sc hel2
Mr. Matt tIal.1 I area pr~perty ~.,,;qc+r and ;;asinessn-L;in (n-1 i).isnisntii
. . .,
-- June 14, 1979, at 7:3@ T.14. in the City C0v:lci.l Chantb2A:s
1200 Elitl Avenne, Carl~;l~%i, CnLifornLLt . I.lotion was sccor.
by Member Cockran and unanimously carried.
W. Matt Hail agzin called tke Committee's attention to ths kertt2f
of a registered rnail.iny. Genc:ral discr:ssion ensi:zd. Staff ncf-cc
legal rsqLiremer1t.s whicih mmctate future registzred mail-ings -
Motion - It was msved by XTZX~~C'I- Ruhndu. t secoiided bp k>i?~?Ilber Nj.eI.sc
ar_d carried by a votc cf 5 to I (Kaycs) that r.~ r-egis[;e:r
ma i I iny be mad c, .
--_I__
ADJOURNMENT - By proper motion, the meeting vas adjoui:ned. to ? : QC -.- on Thursday, June :La, 19?9. i J nespectfullv ,sulmi.tted ..
JI3i : -jd \ ' s-T ($>, /' ,._ " /.' '.-.i.- 6/18/79 &,f* (!2 / L"; (L .,,t;a-?- /c /L
./ i x" .....
ME~TINGS ;IRE TAP]1;: REC()?\DlIL, :JPJ~ !IIIPT ON i.'J.LT? UNTIL APL'ROVED B\I 'rjIc CO:~A;TT~:~:
._ 6, a
,,
s. .- ,.
RE DzVELc) E-'?! E!!'f I? R@JE < T p.ia A !.I J. I?:; 'YE S
CITY OF CARLSz:3:ID
Suile 14, -1959
.. . . - ... - .. ., Page Cnc (3.) ..
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a . ..., .
1. CP-LL' TO ORDER
The nesting Eas czlled to order at 7:OO P.M. bl7 ChciirmaLrt Chris
SI. ROLL CALI, -----
-- P RUNZO HAYES .'> -- CfIARDLER
C Ei i?I S S _. NIELSON i. C 0 C IiFLAi W .- - P f'
;2 ., RUNJAU .. --
c
._ .. . ~ ~.
111. - PCIRLIC :!ERRING ---- -
. ~.. Chairman Chriss pi-esel?_teci hcl:gro1i;.ii on zctions recently
tz.keri recjajrrling rcdevelopi1:znt within the City of Carlsbad.
He htroduced thz Rcdevelopznt Plarr and indicated to thc
Cornnittee that onc of -the main corikerns was the legal a5ilit.y to formul.ate a redevelopinen-l-. area which conforms to the
variouls nianliaked g.ili6.e:- ines .
- LT3.ck --- - - Hn,n thorn, .-- --- Rede-:elopraent. Coordinator, indicated thet
essentially the Pia sets goals znd objectives, as well iis r,?e.thods c;f i.mpli?nentati cn. He speeir'rieci -chat the i&?deve!.rJ?nei Plan stri-Jes to create a pleassnt atmosphere for various
fcnctions normally found in a- downtown area. The yoaL eiivi:.i.c
t!ae do~~i~to\~?.l area as c: total conlmunity , where people ca2 live,
shop, 1.70rk, etc - ijlan oh j ectivcs include : shopping ai-zz, various types of residential development, transit shoppi.rq, '
revitalizztion of existing buiidinys ; development of new buildings, and generally stresses compatibility of the old
the redevelopr~ent area wil.1. be given the opportunlty to upgrac
thz3j.r ?roperty, and POSSihly receive financial assistar_r,e and
financing. The plan provides an opportunity for the pv..Slic a pr5.vs.te sector to -join toqrtther in the revitzlization of the
co:?imuni ty .
P.jT-. Ec.!entharn presclited slidcs identifying assets and 1iabili.t: of the prcject area, and :;un!marized khe pzojectcd tiruetable fc adoption of the pl-~~. He iiidicated that the Redevelopncnt P1;
would be forwardcc! to the Plannincj Commission for determinatic
that the pian is in conforriisnce with the City's General Plm.
Th'c Plzn would thcr. be forwarded on to the City Council for
-.---
. - and the new. Owriers/t:er,a!-t:s presently occupying space .in
. ___-I--
hearini; and adoption.
HEARING WAS oimmr~. V?ITI-I 1170 QUl~ST10:~iS I.'RO!+j TIIS;; COMMITTEI:: MEMU3RS , 'THE PUBTJC
M.r.c,. !~?i~Yixi:;on, 2342 9nrea:i Strect , j.r?dicat.ed ccnccrn rcqariiin! - --_-.I -__- txiy--'&iracLcr of tlic down i (>\*!:I area, and tlic SCWC:~ problais.
>I fi
Re d C' \-e 1. o piT;e I? t - I' X o j e c t AI: e il T4Jli n u I- 2 s
June 14, 1979 -. Fagc. T\m (2)
fiiccwsion ensued secrarding SZtiL-r, Gn!f the pr:bllic was
iiIfGma3 0 f the Proj cct Area. Com.nitt.ce ' s subcumni ttEe k:;.t.^I;c:i? Fn\.estiyat-ng the r,e~er 51:- -ua'i;ro!:.
Mr. Hr-zthorn -. --_ related %nat thc P7zn is l.ong-;-ange, and tl-lc
issue 02 scmer maj: no{: eIxLs.1: for 20 years.
Mr. Mmrow, 27;s Fadison Street, 7ro~crty owner, stztec',
tliat he k%;uld like to see ;Idcwalks addcc'i to this Redevel.op
Plan.
--- Staff responded tbt tl:e issrzes ~f sid.twal.k.s, street l?.crhts
pedastrinn circuf:t:ioir, and, othe.: pi1Gllc imp?-~.ijent.!r~.ts VJ;Y<J
beiiig st~idi..~d by rs-tclff, a:; well a.s TTST.~OUS optir>::s avaiiabi
j-. e. Block Grant fu.nds, for the p?:ovi::ion of Y:tit>e.
Allen -----_-- Jamb, 3044 Earding Street I had qcestinns r&gardFIlcj
building height, parking, zoning and financing,
_-I- Staff ind.icsted that Corrnwi ty 1nvestn:ent F'unds are a~~ailzk
tkror;gh kwo local Zenc1er.s for such imprGvements.
Jchn Gra;!t I 4056 Skylh,, j-ndicated .tth?..~, he c~ri.ct:i severc:-l
parcels in the village arm.
Co~missio~ 1:;01ild Jx rzspnnsj-hle for that. portior! ~f thc?
village area west cf the railrond tracks.
Sbff responded that the Coastal Co1r:rnission wc~ld he kept
iipi;raised of redevelopment activities r , but that it is {Inti
that the Plan is .i.n generfil conformance with Co;tstaf. CCI~R~S cyidclines , which should, in ef f'ect , shorten proeessinrj tin through 'chat agency.
Mr. Grant related that he would. like to see Carlsbsd retain
2-t~ villagc atmosphere; with wood and antiques instead of c
high rises or tixted glass.
Mr.. J'oe Parisi. r 3344 Scacrcst Drive, indiceted that the boil
line, as indicated i-n the Plan, split a. parcel af land, pos i:: error.
___----- Staff replied the boundaries inclizzted had been adop-ked by
the Planning Commi.ssion. Said boundaries could be altered r
but only decreased in size, and only without the need of
additionc71. processing. 'i'hcy can be increased in size prior to the ad.option of the Red~veloprnent l)lm, but srzch an acti
would reqilire additions 1 processing tine -
*
- --
-.
-.-- -- ~?e WG)16t?i-P? ii' ~-113 Coastal
--
I
?e-- -.--
--r---
".
ti r'
d Gune 2-4, 1975
,. Page three (3) . -.
A proner-i;y OWP~~, indica Led conctxii 3s to why his property
had becn ificliidc6 Ln the %rea, as the bj.iid5.q involved is fair]-y RCW, only 4 y2a.r~ <)Id-.
Staff replied that the bsundaries were Toriced i.n accordanc6. *
with zaning c;:--d General !'lan pattcrns, crenting a ?-?.rye
er,oii?k: portion to r hopefulI.y, inclur3e the 13.2 jcrity'of thai-. pnperty necGj ng r9s i:~?-~t>.o~ OX rehabilitation f as well a3
----.---.-_ ---
---I.
va.cant. develapal;!e iAliii.
Don Erc~,wn I 313 5 E~nrve , CarisSc?d Cfxxber o F Cor!merce I steted that ne pezceived the pica 2% ''pe~gl~ o;:icr;ted" I providing
greater .cw;nonic vLabi8i.i.y , xkiii.e naintainlag the znienities
evcryone is 1oo:;ing fsi-, €le statEd that tihen peopl-e live near the davEtto:.in area, they - cum for bl-lsiness and services , wkdcfi must be prsviscd. It-is also imp3,rtant io provide cpality
hmsing in the concentrated area near the down-'ion 21-2~.
W.C. Atkins -----.-- , President c5 Army Navy Acac?einy, i.nd.izate=i that
hz xculd like t.3 see prqcrty owners take pride in their
property, keeping lots clean, neat. He exj3ressed concern reczrbing clealiness of the City at.the present tixe a3d iz
.-
the Zuture.. .-
he beLieved the village atmospkere vas .cm3.hly irliportant to
- Tony ~or~les ,. 2354 IJichiOlzs Drive, Ocsansj-de r stated that .
the commmity, especiaflv the pedestrian. He xged prolific
US? of wcocl an6 JIcltUrFi'l tones throuqhout tile projeet area.
Bill Ryhrn, 457 Eln? Aveiiue, conimented on his particular project, giving .t,hanks t-o :)on Brown and Jack Henthorn for
their assistaxice in the timely prpcessing plans.
Staff referenced the draft Design Maiiual f indj-cating that
it WGU~~ be on the agenda for the next meeting.
IV.
_..------
.. --- -
-- Chrlss ad-jov.rned. the meeting to 7:30 A.M.
Respectfclly Submi.tted,
~ecj~y Sackrider
Recording Secretary
ATTEST : (L -?.* ,;f fi+ /I &,f:.f.y$:>,-
4Lc?i i~cnthorri
<- f Ac c~c:ve 1 o pme !i t coo r d in a to r
-*vn . .. , ., . -.-- ....- ...., .- 1 . -+,."..-<SI +..*-. ... " . ..ff.l-.,,.,..,-.~.-.i--x
..
.. .. . .
I;!: ;z 1 jy-'jz S
' c.p .. _.
@
'. . .~?LLE~JGE PZGS7.ZCT AaEA COLG5TTEZ *
..
.. ~~q~:p~~j~ ..
.. .. .. ..
.. RATE: jclne 13, 19'79 ..
2.1"4& s . . I . 30 A.M. ..
.. .. .. .. .. -- ?' 5 7
..
PXJiC? :
R:XI,: (;?I Pr~,sext: (A) Absent
Council Conference Komr;, 1200 I<lh Avenue, Carlshsd, Cz-1if.a
I .._'
_I_...
A C:IAXDLE i'? P EASES- p RE?ZZO . p -.. :.I '~v~~~S~ .
IIE~ "r 81 ' P COCm?JJ? A P-UHNAU *- ? 1, 2LAA.
MINUTES --- ..
-1
-v_ , -- .. . -- -._ --. . .:.. -_ .-----I- . ~ . . .. - ._.... . _._ - -. * -: .___ .
. ._
tfum 5, .1973 8linu~Lc:s approved as preszn-tcd - - . . ':>tion - Qxhran, SEXQR~ - R'J~zo, 3-1-0 (Clhriss)
$$. .. -_ d;Wd?,F.' PAll'fICI?-ATIGN RULES
Staff introdGced khis item by relating' it to the recentby reviexed redevelapcent pldn and identified the l-liles as the f ramev,wrk for pa:.
Chairperson Chriss and -__- P~feinher - --.-.--- Ikycs inquired as to whether or not n.:
f' z e\; 1' item voulcI & forth coni~q.
copj.ng t7mM be those previzrusly identified in the plan, "design ma?
-- ?@--
--.-
.
. cipation ili the project by ovn~rs and tenants. .. .*
--.e ---_ Staff 'noted that the cjnly F'icnis
"procedures manuai" I and omer "participafion rilles".
. Nemher Hayes rmtccl subjectiveness of word "reasonable. " .Staff notec
+at "xeasonable" was a determinztion i.0 be made fry the Agency. It
fukther iiotcd thzt "reascmc?137.t:)" was also used. to clearly indica.-& ';I
nrbltrery and caprieious decisions would not be made. .
Staff advised the committee that any chaiiqes they desired at this t:
' would be inade, but final wording would have to clcar Agency counsel
PImbEr Cochrzri !-squired as to tl;~~ "legel status" of the draft docur.:i
Staff respoxaed that the documcnt as presented had been cleared for
in three other plans.
cmijcr Nj.c:i sen i.nqv.ired as to tile wordi.nq of section 3A and the Age: 5 ;.J.ity to c?isreyarcl statements of inter:cst Bnd. ~~ow stateiiients of i..
--_I_
#
--.- --_-__-
--__.- ---
..
&>.lid be filed. ..;
I* 3 b i/
Min1itc.s of village Proj crlrc Area <:omni);t=.e
June 19, 13-79
Page 7?m
Staff indicated chat notificztion woulci 5c made ei.ti~:.:r or 3
CctlNnUllit~-T~iidG or in&.v.b~v;:l praperky owner basis -
Member Haves rc-quested -khat stat.cment form iilcluded as part 0%
owner- pai-ticipat.i-ofi rules.
Chairpersqn Chriss ir1yuh:ed as to how nctj-fj.cation kmu1d be ui3iier-
taken- Staff rcspon6.4 tht it would he via U. S. nail and mcclt.;,a.
MemL>sr Haves - Section 2, part R - ItIrL sonte instances" shotlld ~IE
removed - and restated "Rge~cy may". Staff iiidicatetl that: it
i\lould n~ke the chanse.
Member Iiayes noted that there is a need for pedestrian acczss
wiulc sid5v:al.ks or other p1bli-c .irilproverients are beLncj uxderta!;en.
StaCf notz?. tkiit it wou1.d do all. that it could to enslire access darin3 construction givcn cast, timirig, agency consideraticn.
Hot,i.cn - It WS.S moved by M'emkex Rielsen and cec3ndcd Ly Cfiair-
-_- ------ --
-- .-I--- --._..__
-- ..-- 4 -
..
- .-- -'I--
person Chriss that the Owl-icr Participation rules .kl.e
recomnended for approval noting tile followini3 clza~ges :
Section 2B - Strike "In sone ir:stancez", change wor3 "wil
LO may r' .
Replace ''reasoliaW.e" wit11 ''st the discrjtior, ~f thz
zgency" i.n mis~c+l-l-aiieou~ places throughout.
The motion unminously carried.
.L 11
CES IGN PNNUAL I
Staaff gzve a general introduction and rrotcd that referEnces to
"Improvement" will be changed to. ''design".
---
, Chairperson Chriss suqqi.st.ed that members each take a sw tim of ..
the manl-?al. to rcwiew.
prepared as a starting point.
Member Cochrail rnoved that an in:?!ex Sy prepared, secoi-dcd by
Member l!:il*cs, carried by a vote of 5-0.
Member Runzo qaestioncd use of pictures on cover and hterior
pictuxcs.
wmtrd t!?ore r.c.l;ztior,ship to cxist.ing corditions -
Discussion ensued as t!~ tfic henef it of ailowir-cj corlti.i:ua\tion GE
inc0np;itibl.e ti sage. No motion.
i:t WZ'S furthe1 requested that an index be
I-.----
-.-_e- -.- I:nCiica ted peci>lc shcr.. liad s:>ol-;cn with were afraid and
requestc!ti t-.lnt ~I~ind~rs be provitlcrl for -!-he comrtli k t-cc . .Si-.aff iiib<c;ltc-!cI tiini- tlicy would 1-001; iiito the
pc~ssil~il..ity and report 1.j :ck. if
..
* I : '
131 l<IjTj;s
.. , 0"
.. . .'i?XLL*iG;E PX",C'.TECT AREA COIGIFTTEX '
.-
.. yfl, F;:*" Il:G
.. .. .. ..
.. EZm : ;Sene 13, 1979 .*
2.Ii.G. : , . 7:30 ?:.X.
p:*p,cZj :
..
.. f' .I T
..
Couficil Conference fiocn, 1200 ~1i-y~ ~~re~qu2, Carlsbsd, cz.lifc
. -- R$,L: (?)' PI-PY~~L?~: (A) 2\hsent 'e a
p nc:?za . p .-.. i'Sfs?.XSS -- A c:?A?? DLlF i? P IiAY'ES - .-
- P COCHPZN A RUHNAU -- -* P ESE3J3EX . --- -- ' ' . .-..--. . - . . __ - ___.__ .. , _.. . -- .. - --: . .:. - - - -. .-__
.. . MI N UT& S
,Sui~+ 5, .197 9 b!inu.i;es appro-~ed as presz~itcd . -
___.--
. 2tion -- - Cochran, Second - Rmao, 3-1-0 (Chriss)
LXV?ZE?? PAK'l'TCI2ATIC1Q RULES .. -- --.-
. StafJS IntrodGiced this item by relatin9 ' it to the recen.tf.y re&e\nred . redevelopzcllt pl;in and identified the I-riles as ttic framewori.; for pa:
ci.pat.ion i~ the project hy or;?ners and tenants.
Chairperson Chriss and r.16mher kiycs inquired as to Ihetller or not ~ct:
1' .. m e1.J 11 iterm x..rould be forth corning. StnFf 'noted that til& rjnly Ftcrns
comi.nc; would be those previsusly identified in the plan, "design ma!
"procedures manual" , and owner "participation rilles".
1b:ernhcr -------- FIayss r.otc.3 subjectiveness of word "reasomblc . " Sta.f f nota
%hat "reasonc!ble" was a deteniina!ion 5.0 be made by the Agency. It f~i?k?ie?= noLcd thzt "reasonabl.c-;." was also used- to .clearly indicake ",I ar-bitxary sild capricious decisions would not be :.oacie. .
Staff. adviszd the cornlittee that any chaiiqes thcy desired at this t:
. wouSd be made, buis final wording would have to clear Agency counsel
fiiaidxr Cochrzri iriquired as to thc "1egs.l status" of the dr-aft C?OCUI.~C
Staff rcspmasd that the documclit as presented ha$ been cleared for
in khree other plans.
. .* .'
.I_- --- -__--_-. -___
.
t
------------
-1 aen inquired as to tile w9rdi.119 of section 3A and the Aycl
i'isregarci statements of iiitercst Bnd, how statenents oi i.,~ .-_ .__
.. ..: :~o~.ild be filed.
.*
r,3 '
Miiit:kc:r-: of Vi?.lacje Project Tkrea Cc;c:xittsz
Jcj;<: !-3, 1979 PaGC-: +z!1jrc2
*i*-
~
Mer?!k:- F:ayes sugyestiec'i thii:: a. lis t of cornrnit-tte hcariag attcn4:iees
be cmy,ilecl.
Ad-journmer,t.. Ey proper ;aot iori t'he meeting was ad jourcec? a+-.
- - - . - - . - _----
.--.-..- _-.---- 8~45 A.1.i. to 7:3Q i\.r4-, '.?~PC-*?-. Lau.-iy, Ju~lct 26, 1373.
nSp<lC.tful 2.f~ sr*l>initt.ed,
/ .e, ,?+ .-./ i 1 ,
I, (.A,'",.. ..- <' ,$:5 .- .+.</,*;&. ?.:x;. *-.c*- c ?' a BT L- /" km if iTy%j ?!I @ 3 N /y
. ..
... .
. ..
..
~,~E~~~II\JGs pLm ypL?z RECQ~D:;D nig3 KEI?'~ ON BILE UN'L'I'; APPROVED 8"
.. TBE i' 0 ibl24 r T Tx E -
q- %*
I
,. .,
<..>,. r'
4 %-
..
. _.
.I. ._ .. - .. . .. .. E;IMrJTI:S
GF
. \7ILLA.:;Z pK(-jJzc'y fi.l?j:]i C'j?.fMT'I'TCE *
.. -.
.> - 0
!a ET f: I.? G - _,
..
' mT2: JUPZ 26, 1379.
mx: * 7:30 A.t.1.
?LX2 : 1207 E:ni hventic., CsrIsLc>ri, Ruftriau /isEcociate Ar-ci;; tects, Con f c r en ce *Ram.
ROLL: (?) Present (A) rAbsent-.
I.._ -
p CIII",:TDLEP. - p HAYES ? .. . CIIRISS
--.I
p RUN20 ..
e.,
--- P -. p HPEZSB;~ .' P c.3 c E3 Puxg A ' RUSN2.U
._ . . .. -- .-... . ..
..
Chairman Chris; aJjout-r?ed the meeting from the Cocnci i Chambers ConfeceOce 7
dire to a lack of electricity in City Hall ar~d he reconvened thc mer:ting at 1
Elm Avenue, Carlsbsd, CA, in the conference room of I?uSnaG Associ;~es, Ai.chi
Chai rmn Chri ss then opeped t!:e meting wi th i twi numher til cn 'the agen<,i i~r
.then introduced Mr. Tcm B'iui-ock, arl:J fSr. Tony Grasso of Bisseli and August'
Assucizte; the firm which is preparing design standards for ;i City parking 1
and the: vi 1 tagd s'trcetsiape plan.
Er. 2'1u1-ock presented a sl ide j>r-cqram that showed his firms experience with
redevelopment projects throiighwt Southern La1 ifornia.
Mr. Blvrock snswered general questions that were sskcd by the Conmitter- md
to stay after' the rneo,tincj was adjourned to allow for more specific question:
the nierdxrs of the Cormitfee m&y have had.
'Due tCJ the lei.!.;th of Kr. b?uroct;'s prescntstiorl there was inadequate tin2 lc
- ,.
J.
tc address the remaining items on :lie agenda.
Mr. Chriss asked that ail remaining items bc taken up at the next neeting a:.
then sdjourneti the ino,etiny at 8:5? "A.H.
I
0
(-3
L
MlXU't'XS -
-. OF .. . '. . .mLLfit:k< f'RCJI:.CT FiR'Z7i CC1~1>51'XTEE -.
l.-E Ey 1 f.!G
.- .. ..
.. .. .. CX E: : July 3, 1979 *.
Ti:.= : 7:30 A.I.:. ..
PLACE: folrnci 7 Corifzrencz RC)O~II
,,mi- .(' J.;dA,,b: jk) Presenk (A) ?&sent
-
. ..
.. ..
-- -
.. F! . Em23 " P ._ . CIiRISS -- -- .. P CI:F-:NDLER P rm!x*s ..-
.. -. I\ NIEX,S%N - A . COCFIEAZL' P RUIINAU
. - *.--:-. . .. _. __ ._.._ , __ - -. . - '- RiSUfES , - - .. - -. . . .. ' .. --- Jutx 19, 7 $79. t4otim - Runio. Second - Ctim-IIei- 5-0
Jim 26, 1979.
IJNFi!!IS!XC ?US IKESS
App:-oved with rriinclr chaiqes
Agproved as p*;lcscti.ted
.. ..
&p. NotSon - tlt!yes. SecJnd -- Chris~ 5-0 - --- --I_ $:$? .. 5'. I*r.
-.-____---_
. staff inircduzed the'Tab7e of Contents ~and'the Glosshry of Tenns to be used in ,
. corijunction v;i-Ih thz Iksigti Man;ia;. .. ".
LESI EN MA":UAL
-- Chai rrnat? -.II_ Cf1r.i ss suggcs tcd that the kdc\Ic-i cpmznt Awa -be divided, vi a sub-ares:; , c.nc:,g the ccmixi "Lee rcmbzrs to pc?nni t a more concentrztec! review effort duri i!g
i-ei*few ~f tk Ecsigi,~ 1:lcinual. t"evic;;r what sub-area. t?o nation. .
Staff wve ZT! introduction of the iksign 14znual jtidjcat-iFl;j the Design Manual '5 ue1ztionsktip as the fisplementing tml cf the R~dewlopri~ent Pia-~'s goals anrf cjbtlcti ves . be used to crmte the atmosphere tk coiE:Tii tLue was seeking when tlre 903:s and
objccti ves of the rcdevelopnlent pl at1 wee adopted.
Mcsiber --.-- Chad; er raised a questi6n of how the cuxent screetscaping design contract relates to t!ic standards of the Desjgn ??at:iJcil.
9:;lf'f expla-ined that the streetscapiy plan wi I-! be addrcssi.i-tg ttte standards fOCcft
b! L th I n th($ pu'bl i c r! gh.t-of-w?.y, and .chat th starldai-ds t,o be devel cped untier the
!k-;igrt Man321 wil 1 address the tfeveloplr::!t-it standard; of pri \~atcly umed !and,
.. ------- -- f.
Discwjic~n rtisued rcg9rdiny which mambers wou!+j
FLIY~~~~TTIOX ~ staff i ndi cated that the cfcvel oprtient s'ta ridards shorrl d
'1 .
f'
..
6-r( *.
Staff cor;tir:Jed thc i!i sc;!ssinr, rtf tile Pr-lsi gt; I%I::!.z? , ai~l introdt:~~? IF 0 fol?oli:jng ciic?iig::s:
a) The word5 "iirlprov~-l~;tn.i; rr:ai?~lit?" SkiGI'! be chat~g?d ?;G "design xl.,nual"
Dzfete the mrd llpermit." frorn"1asi: paragrapti of first page,
Be:;ove t!;c proposcd "GUS I?oute" froir, the ci i-ct!fittion mrlp agpendix.
throucitlcit L .!.he dc:tlTt2:1t.
' 11)
c) \
- Meniber _- --_ - I!?*;cs . - . I e::pi.ct;scd CGI'!C~~T o!!ei- tile 1 crcati on of $..)it> proposed 'tpp=ipztr.ian'
circutatisn e?eIi?ei'it. as .intiicztzd 012 the c;;-cEiat,ion n;a;?. A discussi6n enzticu .pertair!itis to the wjrnL 0.; inforiii;:tion j/id.ica!;L.d on 'Li-i;: map and why SOjije
eleiwnts of the circtr'latiui? syste!~ did nc.t aljFesr on afl streets wittiin tj;e
. . pro jecf, timi. c
-- McrnSer - -_ ?i:hnail -- - - aslced hsw thr: basic relati onshi p of the ci rcul nti cri e!en;ent ~ras
a c c Oi1I:J 'I i s ti E ti v i a i; 11 e c i r c 1.1 1 a ti ~ii . ii-x.~. p p .i n g .
Staff e;:pf-zi fied that the i?:,ppi rig wss an a!:pet)di x to the narra-ti tie s?.i ch was corita-iceci ffi the Cesigil Kanm'l ciocuwrit and the txap L.H t:3t sel f-cxplanatory.
The cc;mii-ittce tt.m agreed that jt wa5 too pi-emsture tc mnend the proposed IM!:
and indicii-kd tt1a.t; it would acfdress the map at a later date.
. ..
i<o inotio;i.
E~~RTI~~P i.tj\+~ tiotcrl ihst all sddi t4 on t.0 Section IV, "!)PO;Kjsecf D>v>Iapl~i~nt. . . - I -__.___ c _. e wa.s fic:2c/c!, an3 that the -?c,:?owii\g shotlld be ccidnd -Lo the sectim:
5 )
b) ''zncouracj2 mcrc .i titense residential cse"
"Safe pl wtsant pede:; tri an ci rcul a t'ion" and
----_ Motion - ttqa. Secorxi - Chriss. 5-0.
-;- E^rg$3.._..;.. .--.--- :-;.?t!fs J.--* * incIiJrt,c "project arc:'' in its place (p. 3, 1st para.).
Zemher i.?.:/~, icdicatcci that t1w term and cor,cept of "scale" should be ii'tmr- poratcx! .i tit3 Sec'i.icn t'll, "Envii-~?~tnetit~l Design."
-- kkn!i;ct- -----_. Rtiililau .. ..-- rqbested that tile cormittee tz supplied with a set Gf ciefini ti
that ?x!)': 3 i ti tIic t,ei-riis used in the rlzvcl opm~'nt star&\-& to penn-i t uni formi t.j
of i n-tcrpretati on o C those tcriiis .
Char?qc Secti on .V tu el imi tiate 'the name "Stzte Street" a!;d
- -..-_. ~ ...-- -_
-.- ---_-. - -- By prr_,pc:r ii.:oi;ion the wetirig was ac!jocrnod at 8:47 A.M. to 7:30 A.N., Tcri?zdz;g
Respec /y' -t LI~ ly ~ slrhmitte, ( ,k-:.;/7
ANDRE\,! J. AITEEN z; .--.
July 10, 197.3.
(/&> z<~kec4/',I [---&>i-,'
:p ' /. i. 0
h<
!-'iEETIi;GS AG: TI\I"E ItECCRDC3 ;\!!9 1'~CP'l 0:I F7i.Z I~P~TJ L D.Pl'20VEC BY THE COMi?ITTCE.
.. ‘ *. zjx;: g TES -
. CY
..
.. .. ,.. ‘.I . . .~~~~,~:i\~~< ~)j~~.~~~~~ >Apz~: !~c~.:~<~~:~,‘F;L., - ‘
@;zy 3: g s .. ..
.-
.. .. , ..
, Elmi;:: JU~Y 10; 3,979 . .
, 7:30 A.I.I. .. TIffC :
PLI*CE : Council Co;lEe:rc?r,ce zosr,
F~T,T., : (P) Presei? t [r.: fU:;lznt
,
-_ --I -
I? CIiliE DLEIi P 11p*yzs P 2EE zo p ’ . - .. CT!I-:ISS .-I- . c- -
. ... -.
Nf EL!33ii --e - p COCKRILJ ---- P Zm!4Au .--p a. P
-I_-
...-. - .-.- -.. . - ._ - _. , . . .. . -_ . . . . .-.. . -. - -: .___
I. .. 1.3 I NU TES ..
July 3, 1979 ,\pprwed as presentc:d.
UNFI:NISSIfEQ , BTJSIr\?);;Ss
&view of Kcr’:evel.ol?i~len.t Phn e %tion - Pwzo; Second - Chriss; 4-0.
!<, 1, l;s.7 z R hlercSer Chandler g~ve a ‘sumnla.i-y on the propr~~ed sweJ? ai.toc3.tic.n systc
Cor the Redevdapix5nt Project Ares . Z4e~lx~ Chandlcr arid 1.1enber Nicli wxe in z. special ineetiiicj with c?.ty offi.cia3.s a11d stgtff to Ziscrtss t:
impcict of sewer oil the Rec‘evelopicnt Area. Ccmiiittce expressed their concerl>s over the IrnportaIlce’ i>f sewer on tf
TIMETABLE
Staff gave dn introduction to the rewisibri of the tentative timetable
re3.it-ti.ng to recently pr omulgata2 mniidatcry 9CD regu:atj.ons reg2:rding
Housing ,Elcniel:t adoption.
Unda ciiscussion ,. th.e Ccmlr:ittee ‘s primary concern appeared 1- o invol-vt
”loss of n~or~~cnt.~-uri” and dc>l.ay PIS j t related to sewer allocation. Thi: discussion was primarily LL 5uiicir:i ~ii of Council. plicy established prc vio:isly which cssentialiy pro’iiihi ts sewci: trvai.labi1i.ty ulltil a piarl j
acioptsd e It appkara as thugh t-.!le CoiMlittec is allowing t-le availabj of sewer Lo play a substantial 3:Cile in d.etermininq the relative strer
of the ern’ercjiny plen.
The Ccmmittcc, following discussion, pass-:cl ~i motion to contact iIldix.
,, . Cocnci:t‘ meriibcrs to attcnp:- to cv.p‘c?cji.te tile ]robsing EIenleIlt so that tl.
-!iiol.:tcd -kntatFvc. -time ix1jle coa-!-d he mill tnA.i.~cil . Staff advised thi1.i.
m-iyinal inotion ”
-- Motion - Xunzc, S3.cond - Chxiss;
Approved s.;;.hj‘ect to reTrj e~ by nctr,&+r E
.. .. .. -.
--- ------- -
*. ..
.- *. --
.. ..
Under discussion, tile
pro3ect area. No rnzt-isns. ’ :
---
.
.
~C~~GII. WTLS possi:->ly preinat~~irc, bLi-1: t.h~ C(?nii-<:itte<? elec;t.ecI ,to pu~su~ tk
p(r
?dditj-onc:lly, thc CcJIfli>iitteC? :4?2'.S ALvi.se:'r Lha;:. if -Lh?y felt. cj!n
pe:.1cci to ZC!!JPt a c2ocumellt by P-U(]L!';t 21., 1379, they could rq that 5112 pI.iq.11 b~ ~<Ic;~I~.c~ 3s n spw5f:i.c p; r?n Ew +);e ~;.nnCr CL
sLtcjcj5steC that this miyl~t :i-void cielay i1i sewer clviti lal2ikj.ty.
The Coirnit'iee also ::eqiics'sc.d thn f: s'zf f c'icI~j.se them of the po
bility of ;~dop.trFi-~g the plan c~;;tii~qeqt iip;;n !!orrsing El-errreqt
cczmletion. 7'he;r b?c:.i:e clvis:.d th1 t 1 c(p1 c:ou11se:j. wcmld prcb;l nii~lse thtit they 110t: Pc.~:su~ 2.
0
art;& 'as ~i-017i -_ di:d in til.? CC?llr?X?Jj. Pl.c~i: ],anti flcjc; EJ.cliit29t- 1t 5.~3
II f- co~tin~~llk" aciosption course.
S-taf f advis.?d- the Cc.tmrr;ittee of the potr.ntic3- for jeopardizfnc? entire redzvelopixm 'i cf 5ort through iniprcdect actLcn at this '
Tlic Coxmittcee exprecscd concern with the Inpa.ct or delay upcn
increniznt financj.nc_r. TI-:ey wcr-e a.-ivised previously that tlze 11,
an tic ifjated revenuc: was rkliciin.2.l --. . ! In -fact ,-.. i~rt~t- -i.z---i~eedeo- no\
ii74rn~lerren t zlready -f~cn:ici-; ;.,;-CJ~EC-LS, not . zdditicj1xl ~-~~fuiiClin~.. ;
CCUr.Cll hitd n3i: co:s;i'aitted to tax ~ r-ic:ren;cnt .. financ.ing and t)lat
XDJ5U R'NI.IFNT by plfop2r molion, tne rwEt.i..ng s.73~ ar'-journed a+- 8 : 51- A-.i..i. to --.-.-
7:30 A.!.!,, TUPS~ZY, July 1.7, 1379.
,/- '1 Re :;pty!c-';fu 1. ly sut)ili:i t: t z!'?c?-:. .-.: 0 (L'?<<L<L,W 1-
J\b?EI<E\$ AI?PI;XEJ ---' r
J
I,IEETIN\TGS ARE TP-PE Rfi;COF.:.T)!'D 7i!L'lI KEPT OX FILC UNTIE 9L'PRf)VED 15-2' Ti{E C~~;~.~~ry~~~ .
/ -7 -(
6
,.=2 -
I 1.
EXHIBIT "B" P -- x.
6- '/
,.
'3,
62
3
4
-5
6
7
8
9
10
I1
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
0 27
28
>
! _. I RESOLUTION NO. T 569
RZSOLUTIOM OF TIXE CARLSBAI.3 CITY PLkNNING
CONMISSION REPORTING ON THE CARLSBAD VILLAGE
AmA REDEVELOPMENT PROJECT PLAN AND RECOJI-
FENDING THAT THE CITY COUNCIL AND FUZDEVELOP-
MENT AGENCY APPR9VE AKD ADOPT SAID PLTiN
WEREAS, pursuant to Section 33346 of the California
Cokmunity Redevelopment Law the Carlsbad Redevelopment Ag
submitted the proposed Village Area Redevelopment Project
to this Planning Commission for its report and recommenda
concerning the Redevelopment Plan and its conformity to t
r
General Plan of fhe'City of Carlsbad, and
WHEREAS, the Planning Commission has reviewed said E
Redevelopment Plan.
NOW, THEREFORE, BE IT RESOLVED, DETERMINED AND ORDEf
FOLLOWS:
Section 1. It is reported that the proposed Redeve:
Plan is'in conformity with the General Plan of the City (
Carlsbad, California.
Section 2. It is recommended that the Carlsbad Cit!
and Redevelopment Agency approve and adopt said proposed
Redevelopment Plan.
1
PASSED AND APPROVED BY THE CITY PLANNING COMMISSION
CARLSBAD, CNLIFORNIA, this 2b2h day of
following vote, to-wit:
Novmbm I 1979, b
AYES :
NOES : NOFlC.
ABSTAIN : Coinmhionm Rombom, famutt.
ABSENT;
Conmhbion~~~ ' Sckich, M~CW , fnies;teclt, Job e,
..
fI Chairman
Secretary
.>-"--:, ., .. .. 9.
--I.
A,-%.. EXHIBIT "C" &n 4-
p ff- <\:,+.
/-. T
I
-2 -- .. ..
3
2
3
4
5
6
I 7
8
9
*
PLAEN ING CO:.LYISS I ON PIESQLUT I Qf3 15 G 1
RESOLUTION OF THE PLANNING COKMISSION OF THE
CITY OF CARLSCAD, CALIFORNIA, RECOMMENDING .
CERTIFY THAT ENVIRONKLENTAL IMPACT REPORT NUMBER
567, FOR THE VILLAGE AFCA REDEVELOPMENT PLAN,
MEETS THE INTENTS Al7D PURPOSES OF TEE CALIFOR-
EIR GUIDELINES.
CASE NO.: EIR 567
THAT THE CITY couNcrT; OF THE CXTY OF CARLSBAD
:’
NIA ENVIRONMENTAL QUALITY ACT AND THE STATE
-
..
APPLICANT : CITY OF CABBSBAD I
VILLAGE AREA REDEVELOPMENT PLAN
10
11
12
13
14
15
16
17
18
19
6.
%v
I 20
21
22
23
24
25
0 26
27
28
9
WHEREAS, pursuant to the provisions of the Municip;
Code of the City of Carlsbad, the Planning Commission d:
the 14th day of November, 1979, hold a duly noticed, pul
hearing to consider Environmental Impact Report 567; anc
WHEREAS, at said public hearing, upon hearing and - .. .
-considering all testimony and aryuments, if any, of I all
desiring to be heard, said Planning Commission consider(
factors relating to the Environmental Impact Report and
the following facts and reasons to exist,
The project is in full compliance with the Califor
Environmental Quality Act, the State EIR Guidelines and
Carlsbad ENvironmental Protection Ordinance of 1972 for
following reasons:
1.
I
The Environmental Impact Report has adequately add
potential impacts to the environment.
WHEREAS, the Planning Commission, by the following
recommends that the City Council certify EIR 567, toget
with all appropriate documents attached thereto.
, */ // .
,/ . 1
2
*3
AYES : Schick, Pricdstedt, Plilrcus t Juse i *
NOES : None
ABSTAIE : -mz%otis, Larson
:
4
5
. 6
-7
8
9
10
3-1
. 12
ABSENT : None
T
NOW, THEREFORE, BE IT HEXEBY RESGLVED that the above
recitations are true and correct.
.. 6 JhpJ&
4. , u-v!
CAXLSBAD mmamqG comb
-- - P: EDIIIN S.. . SCHICK, JR - , v
ATTEST:
..
- 1
3,
- 2’
.. 3
4
5
6
7
. 8
g
10
11
12
13
14
15
16
17
18
19
20
21
z
STATE OF- CALIFORXIA 1
COUNTY OF SAN DIEGO 1
CITY OF CARLSBAD ) ss
*
I, JAMES C, I-LAGAXAN, Secretary to the Planning
1 I Commission of the City of Carlsbad, California, do
hereby certify that the foregoing resolution was duly
introduced, approved and adopted by the Planning
Commission of the City of Carlsbad at a regular meeting
of said Commission held on the 28th day of November, 137
by the following roll call vote:
.
-
AYES: Schick, Jose, Marcus, Friedstedt
NOES: None
ABSTAIN: Leeds, Rornbotis, Larson
I *.
- -. ABSENT: None
/ -7/ 4 i/ ( q,,+m L.. .-%&& AMES C, HAG&hVY Sa
CARLSBAD PLAN9ING COI /r b
EIR-567
T
.-
.
EXHIBIT "D"
74
. -.. ~ . ...- - ..-- ~. .. . ----_- ... . ..._.. ,_-...._ ~ .
I.
-_ -.
r; ,
-.
.(
.,
!
I !
t :I I I
I
I
AUDITOR & CQNTROLLE
Colunty of Sari Diego
California
-
Le ..
- 'C,
CARLSBAD REDEVELOPMENT AGENCY
VILLAGE AREA REDEVELOPMENT PROJECT T
BASE YEAR ASSESSMENT ROLL; REPORT
PEP HEALTH AXD SAFETY CODE 33328
. '.
7+
TABLE OF COSTE2TS
CIWLSBAD PcEDEVELOPZEXT AGETlCY
VILLAGE M’Sh EEDEVELO?XEKT> PROJECT I EASE YEAR ASSESSENT KiLL; E?irZ:T
PER kIr&TH AHD SAFETY CODE; 33328 , .-
% .I -0
TABLE I - per B.S. 33328, a
The total assessed valuation of all taxable property within the project
area as shown on the base year assessment roll.
Tt3X.E 11 - Per H.S. 33328, b,c,d
The identification of each’ taxing agency levying taxes in the project
area.
The amount of tax revenue to be derived by each taxing agency froin the
bzse year assessment roll from the project area, including state subver
for homeowners, business inventory, and similar such subventions.
For each taxing agency, its total ad valorem tax revenue from all propc
within its boundaries, whether inside or outside the project area.
.. ’*I &.a
w-4.
TASLE 111 - per H.S.33328, f
The assessed valuation of the projec-c area, by blcck, for the precedin
five years, except for the state assessed property on the board roll.
TABLE IV - per H.S.33328, g
The total assessed valuation of all taxable property outside of the
project area which is within 300 feet front the boundaries of the projc
area as shown on the base year assessment roll.
TABLE V - per H.S.33328, e
The estimated first year taxes available to the redevelopment agency,
based on the estimate furnished by the County Assessor, broken down b
taxing agencies.
& 0
3 7
-< - :-
i
TA2LE OF CONTENTS
Table I
per H.S. 33328, a
1978-79 Base Assessed Value
&P+.
SI K -
c %-*’
-Cr ’/
~~- -_ -
:!.S. 33328, a
0
WSBAD EDEVELOPFEKT AGENCY
VILLftGE ABEA FSI)EVELC)i72.!3ST PROJECT I
- -. 1978-79 BASE ASSESSED VALUE
--
Assessed Value
Secured $7,804,361
State 408,550
. Unsecured 1,209,s 29
To t a1 $9,422,440 ,.
1
a
-: 1) ,
*-.
, Tab1 e of Contents
Table 11
per H.S. 33328, b,c,d
Taxing Agency Secured Base Year Revenue and Total Taxing Agency Ad Valorem Tax Revel
Taxing Agerxy Unsecured Base Year Revenue and Total Taxing Agency Ad Valorem Tax RE
SCHEDULE I
Secured 1% Proposition 13
SCHEDULE IL
Unsecured 1 % Proposition 13
SCHEDULE B AND C (DETAIL)
Total Tax Revenue of Taxing Agencies Within Project Boundary
ff- - SCHEDULE D (DETAIL) : :a
'4.
Total Tax Revenue of Taxing Agencies From All Property
>(
d.
CM
mc 0w =.>
'z 04 %Z
-0103 w u.o\cDrtW
.I.. .. -.-- &?bo\ I- UlI-NPIrn 0 r.
m I -ud n) moumm
rr) N 2) vy 03
4J-P
-1 m m a r) cvc 0 CI L>
u
maJ or
QaQ g. u
nz:g t4 w 40 e
3 sz 4s 57
2 -."p
Ob am
&a L .4.u 4P" 2dZ u Y
;D
-
v w
O~N UI nmmmu r-u- hl oCo<,TNm 89 : I -.-IN ,. e:N..q 5.1 . 0 --I .. 03 I ohm d .-i noriufo\
2 v,
N
0)
;: 2
23
x4
a0 uo cu
vvv U m N mu70 Irr hum003 0 CD N 4mcn u NXlr(OO In
m, c? 4-v) r. br&~nON Q
a * L iz"3 ma* c, m zmNj .. 4 00 "0, rl K
U
n'
2; * e
3: ri d mmCI 0 D)uQIuoI
XrJ r( 4 WCZA m ",00-"'? , h A uaa N e7GmCZu - .. 0,:: ":. *..--- ou u) v) ONN 0 b.+ddd wg A h
N N cowc3 o\ wN.--u
u u 4drl u Orl4dr)
" cwlx + Pcrw a! - W"w0 2 ZWJA
0 00
Is 1 C ma a>
plpl z2
1 Uk
i.
9 222
2s
A AW9
bI !?!EL Ei uou mw
Ea
ah!
,
Q ow2 *2 2g;
-
v N
d o\ dhrn < InrnNWN 4
c? ri UOOD N rDQNbm CO Q \D u)NYI In- OodNt- CI
2 .-I4 .I. 4:. ~
u *
SCliLDlJLL L
TABLE, I1
ti.S.33328, b, c, d
0
. CARLSUAD REDEVELOPFEbT flGEKY- __ -
VILLAGE AREA FEDEVELOP2ENT PROJECT.1 .
Secured 1% Proposition I 13
County General $ 76,150
City of Carlsbad Annex 347
Carlsbad Unified 3,448
County Library 1,858
74 3 City of Carlsbad 1,246
134 Carlsbad Muni Water Dist. 33
Other Taxing Agencies 244,557
TOTAL $328,516
County Debt Service-Rev. Bonds
CWA-Carlsb'ad Muni, Water Dist .
.. a
0
-.
Table TI
H.S. 33328, b, c, d
*.
- ___ CARLSB.4D REDEVELOPEKT AGENCY -
VILLAGE hREEi REDEVELOPPEXT PROJECT I
Unsecured 1% Proposition 13
Tax Re
County General - $11,215
County Library 274
183 City of Carlsbad
51 City of Carlsbad Annex
508 Carlsbad Unified
20 Carlsbad Nuni Water DiSt
5 CWA - Carlsbad hluni Water Dist
36,016 Other Tgxing Agencies
Total $48,381
County D/S Rev. Bonds 109
I. -
I
6 * r. L- -
,)
L.C.
.ow c.2
I?
:< 32
vo
QI
- - -----..--- - - --------- --- --- m=
*-
01 a 3 0 at= a WO m> r490
!2
:: d
- e -- 0 AQIN v) ~r(r(r?~D100~~ P- umu N o"oovIr(mur?F( In
I 'D 03 m d m uNmm.-4ubu 0 t
?y_"'D-9"1N_'D_90: nr.m I-
N m w
h w U a13 & uo) *
4 7-4 m
2: GTF; I H 4 e:
8 ?L Q
32 +(u
t-l i.4 HZ 0)
v) x
U 4 PO
u
. aJ '6- !=a
P 22 HCw
*
0 - El1 E,? L,
wu uu aD
E?= z x L1 H bn r(u
2-42 wm mclm d= 0)s UP t-la.n z= uu
ClDb 44 W-4 0rOm IJL, dcu 4 2-i~ on wma 'C cb4 -b uu vlou a?= a Q umu I HZ ox uu
nu -43
AD cx uv)
c, at c 04
u p-u u blo
4- 23
mug: Ha, oh::: h +@ E2 QO UI 2:;
bl gz
m ad wm DUO
owla wo,
k-w Cd 22
3 om bl= u 00 3
HO ::: zcc 8,: &LIP) 24 2 333 uo 0l-u 0- TU
el
3z *zl
U 0 4
yz N
VT
me o.(ocn v, ~.34u\mnr?vlmO \DY)ID mom u - NY)O~EO~-I~OU r-v)~---ca.--~-a-
vrl ~n o, m rl em.~vl~mp~ 04
-I_
m
:. z-t- -I
0 u- - 2% D 4 z 3
0
53 -z s x- E c-
I_
01 0 a a
. 'i, .ir
rndrnLoNocU4h
r- ur. &*a* s-4 cI~ulD\D~wOz- -- a-
2- qg x;:- $ hA-t='=t'O*'O,?U*
YI 0.0 000
r( 0- 4-r) 3 ,"C~Z2EZZ:4 .)----..-I.) ...- NNN e I-NNN~~~(~-I 4-44 v (74^.4*rl^4rl un t- pI u)
rl me d
ma ",
~m
Qv)
4N
mrl
r- v)
t- U 0-4
-4 0
80- 1 ". !I -!
2
m N 21 ur e
v)N4 s- v)YII.mmOl\Ou* ndu v) u~caom~r0e p ;+ -0-o-m- I--, mr-omr-r-~m- mmm N ~noum~oumo orlm m NFI~UA~U-UC~
h v)
d N 4 "i Nrl d N
i (R
?Y 2 2
r( xu
<E G-G
dQI a
Z 2 w E: : %
;; G u
&I
.o 2 p:
u f q $ % ._ .a $1; r: t.- 81 8 0,il
Y rlY U X 6 5s u U Rrl b4
Ut c10 CQ 3 i2 g; 2 Y4 -22
n-0 drs$z 515 $3: cI OW" 2u ,,",,.-c; =<
040 E=, CIVlrJ a=: .c CL. ou
Od. s; =' riv I 22-
b.."r: - $5 UY . Cd *c
ygz E/; "x: = :s wu Xli) 3.:g= L)m xn 2: gu
-*.A $Is $\;$: = 63' $2 d-tC ,u "3
-'-I
5.2 5:
TABLE OF CONTENTS 0
Table 111
per H.S,.- 33328, f
Summary of Assessed Value by Block for Preceding Years
Sumnary of Assessed Value for Five Precedifig Years
'. e
e
A /'
2 cn d
a 0 l-4 3 0 0 n Zd rt 3
Om~NO&qOOuOOOhNwQ00N m 00 h N 0 0 ul v) .- m 0 0 u r. r. m L1 L1 w
1 ?",",-!. -..I-----^- - N -X o r4 - * - "- u-m-m co OI N
OhN mhh,.-lOUmm~d,=.mmhm
e PI L
c) v) N
0 OOV) bwrl4dONmm,+CO mum
.-4 mmN N
O r\ CA
wg
EXF;: rl g O* *3:2 E gzg
I30 =-
-0 8' & 1 U c) v) C 3
h
v 4
P mov)oomoo4moow~r.oooN \D m h 0 0 0 V) m Q N 0 L. N 0 u V) 0 m m L OmQmmNr.NmwNOwQa4W\DO
0 Or\NNmh~rluumbNv)mmoho
cn O v) 4 r. P- rl 4-4 rl m. N 0 m u 0, I- .- 0
PI
a ----------..----__-_
mo- rl 4 rl N N M
;g$Z 222%
tJJ*
r.
%TE sg E rl
'd CJl *
'E) a, & 7 CI m 0 r: 3
-
v rl
TI 0V)000N00w000w~4~~0~
mur?uw4m~mNu
ON0 wrl ~mUlOu3~ONN~~ c)
0 Q w
&4 w, 4- Q- 0 - ""?2???????
3 wmu IN -" hmwcooNc\O,r.,, om0 oou rl e4 m--n 4 v,
.c
4) PI QI rl
-0 Q
3 0 0 ul
3
n
d v
z ~J~og~oog~~~~~~g~~s
h NQm cvo m*",N,",o-m-w-u,"-rl rc) h
U -.I* .... 1
v) rl
ahmm~dmmw4g c;;; w* 0) ~uNu~-od OUN' mmm ou uum 4 PI N v>
1 '( - *" '
ChRLSUD RECEVZLOP; fE:;T I?GENCY
VILLAGE AREA REDEVELOPPEKT PROJECT I
SWEIRY OF 'ASSESSED VALUE
FOR 5 PRECEDING YEARS
0
AI
CC ANNUAL ANNUAL
PERCEXTAGE PERCERTAGE PI
CI CHANGE - YEAR SECURED CHANGE Uh'S ECURED
1974 $6,331,924
1975 $6,365,573 $1,008,758
1976 $6,583,985 $1,057,851
1977 $6,820,353 $1,501,563
1978 $7,804,361 $1,209,529 (Base Yr)
.531% (1)
3; 431% 4.867%
3.590% 41.945%
14.427% (19.449);:
'0
(3)
(2)
1974 Unsecured Records not available from Assessor''s Office.
Gross assessed valuations less all other exemptions and eicludes state a
0
1,
<* TABLE OF CG;.ITElITS
Table 1V
per H.S. 33328, g e.
300 Feet from the Boundary of Project
F
t,
.-
i
b.
‘i&
ThDLE IV .
H.S. 33328 6-
.. CM?SBkD REDEVELOPXEST AGENCY - 0
-VILJAGE AREA PSDEVELOPPEXT PROJECT I
1978-79 sUXXA€LY OF. ASSESSED VALUATIG!J
300 FEET FROM THE IJOUNDMY OF PROJECT
ASSESSED VALUE .
Secured $5,386,398
.. State 56,550
Unsecured 16,262
..
-
I Total $5,459,210
_. .
0
..
I
0
47
TABLE OF CONTENTS h '.
Table V
per H.S. 33328, e
Estimated First Year Revenue Available to the Redevelopment Project
Schedule E (Detail)
Estimated First Year Revenue Available to the Redevelopment Project
*. f k -
8
1
* L,
G? :
I1WL.G Y
H.S. 33328, e
-
CARLSBAD P2DEVELOPPEF;T AGESCY .
.\~JJLSE ,k?,Fl(i EDEVELO?PE;?;T F'EWECT f e ESTDlfLTED FIRST YEAP, REVENUE AVAILABLE TO THE ELEDETJELOP>EXT PROJECT
(1) 5ttntated F:
Estimated Year Tax Fni
First Year Revenue Redevelopme
Estimated First Year Available t (
Taxing Agencies Base Revenue Available Pro j ec t
County Proposition 13 $376,897 $403,280 $26,383
169 181 12 County Debt Service
City of Carlsbad 8,021
Gen. Bond Carlsbad 8,172
Carlsbad Unified - 14,081
Oceanside-Carlsbad Jr. Col. I, 979
Special Districts
8,582 5 61
8,744 572
15,067 986
2,117 138
3,808 4,075 267
2,017 132
6,050 396
Tri-City Hosp. Debt Service 4,162 272 Carlsbad Muni Water 51 ' 3,890
" #4 1,885
County Water Authority 5,654
t? 81
0 Metropolitan Water District 10,606 11,348 742 .
-- TOTALS $435,162 $465,623 $30,461(2'
(I)
(2) See Schedule E
Based on Assessor's.7% estimated increase in assessed value.
0
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ow uc4= = r(+ 04-0 Uv)b c= ea4 -kc= vu mlon -dzu UL) 2s 4aJ on rlu xu a= -43 vwv +(-d 4.J- rluc CJO
ro"p(
222 88 rn+U uu xu
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EXHIBIT E
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-. ..... ' VILLI\GF AE!I .
PRELDW\RY PIAN ..
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1
SECTIGX I. C~~UXQ!LR'I' DESCkIPl!ION
.. 0 (r4otc. scc ErJ1ibi.t 1) ..
a SECTIOX 11. 'PRQECT' 'ARm 'DESCRIKTTON
.. -
*. - A, Desip
lilthoou& ... the City of Carlsbad, a nmicipal entity, has only reccntly
celebrated its 25th year of existence, the yrp5lerns confronting the vil:
are tj-losc indica";il'c: & a much older area, This is &e mhly to the' fi
&at prior to incorpxationt the village 'area servecl tl~ comnercial. nee]
0.
. the mincoqorated comunity_tha'L VI& to becoins the Ci-cy or' Carlsbacl,
b I. Dzficiencies in design are pal-tially the result of small. lot
' . sddivis5oi.s pemitted nezr thz &I of tht: century. The mzll lot efi
.. z ' precluclss my opportunity for eqiu-sion of vj2bI.e cen-trA business dls?
uses, PddYcionzlly, small 102s tend to coqoimd pzrl5kg problens dm 1
o~mersfrip conflicts vllich 'eliminate my pssib le. provision for -. _OIT
parking.
. -.
.: a
- 0.
.
.- 2, Stmc?ural deficiencies exist in &&e older structures loczt
witlih the pr0jec.t area, In some kstznces, these deficiex%s are th
1-esult of aging, while in other instznces, they 33x3 the result of. id
.. corrstructlon 01: alterztion over die past lize of tke structure, Swei
buildings are sited and located so that t5q c'm~ot be effectively a11
cxqxmlzd to acconunodate tlic volurr~ of trade which would justify cont:
existcncc in the xrbajj core arca.
.
..
e.
3, The rcsidcntial axca:; vithin the propoxd arc3 exhibtt sig
o€ ctcteri.orati.on as a I-CSUI.~ of: age mcl cncrodullel~f: 05 non-rcsidcnt i
uscs. Office use is tjic pi-imaiy cncrox1iinC USC, a3.t1iouI;ll soinc rctai
COI~W~-C~:~~ usngc is occuring ~~ICTC pcnnj.ttcc1 by tl~c csisting zoning (
- :
0
.x
*.
I -0- -A L.LV ULYU. -.I- .~ .___ ~ - - _... 'c, L>-..--- ---- - * w -~- ---- - --
_. zm Lnicoorc~ii~~tcd dcvclopncnt: approach - ~IC ,qricI .iron strcct system, rai1.t.
tr2cl-s 6 Ininiinal fxciny crossing all furtlicr add to the transportation dif
ficdties cqericnccd in the arca. Alley access is linited and ,oft-tirnes
not adeopte for dclivci-y, trash pick-up, a-~d trarsportation, .
. . Parking is priinarily limited to on-street: ,and alley parking. Nley pzrkin
is utilized most frequently in areas ~dicre business entrances am knom ar
well identified. The parking Situation in the alleys tenis to be frapcit
and not weZI. identified, whi+ results iii low levels of utilizztion.
..
*
..
. ..
. '
- ..
-. ' . B. Structures
b
The higkes t incidence of structural inzifcquxy appears to occur along Cia? .a
'. F Street north of Oak /werue and SOLI~L of Beech Avenu.2. Residential .. .. .. . .. ..
dcterioration is most evident along Tyler al"r,ough isolz~tcd ixstmces me
fomd throughout the proj ect area,
removed during the early 1970's as a result of an aggressive birilding
inspection program.
cant rrm5er of deteriorated residential structures still exist.
Seven1 residential structures Eere
.. * TIiis progrm, howmi-, IJZS later abmclor,eil ma a 329
. .-. .
.*
. kny older comcxcial structurcs'within t?ie project are2 are substandard i
Sox require only general niaintcni
..
. in nced of rcstoratj.on or mphcment. -- - and/or ~liodcmization, while others may require complete demolition and *
* reconstruction. .. . . I- - . . ._
..
.. C. 'Ec&nomic Conditions ..:;.. b
. ..-'
Tile villnlc arm, tlic historic ccntral. bu!;incss: district of tlic City of
Carlshd, Iins not sccn an :ip~wcciaIilc 3Ii!3llnt of major ncw clcvcl opncnt or
new eiiipl.oy~~~~iit opprtunitics in rcccnt ycns . Tllc itnjoi-ity of iicv
*. 2'
L e-: & *p *
developments mil opportunitics havc occurrcd in arc2.s rcrinvcct Zrmn the vi
area, primarily to ,the cast and south. Pa increase in Coiqk'iitLan, as ;t a ' * of nslr sflopping ccntcrs .being ilcyelopcd to tile east mii incrcisect acccssi
. to regional slmp2ing centcrs, has furthcr advcl-scly impacted thc retrsa 1
. ..
..
I
-.... - -. - _-
*.
-.
of the village area. ..
.I '
.. *.
. .. D. Demo gra$i cs ..
L
Tlie project area, as noted in the 1375 mid-dec& census, coritaimd appr
20 pzrcent of the total housefiolils' in tfre City. At the tkce oE the cax
2t should be nozed tha: 36 percent of the hovsehole w.:iZh a total irLcoxc
. of less thu2 $10,000 were 1oca"led withLn the props& b3mihries. \&en
project wa viexed in isolation, 5t was fomd that 69% of the neats -
p@il.ation ezmed less than $10,090. This is sigrLficast ~hzn viad i:
light cz the fxt thzt Cityride, only 35 percent- cg die L~usc'noIds had
ti5thtn thc sax range. Additional ulalysis So~ud thzt 22 percent of th
. .ppalation i.31'1975 ws over the 2g;e of 55, .Nopc~lf->~, a higkcr incidmc
senior citizex is found close to a given. CiZy's cextral bkkzss dist3
t&n is fonid proportiomtely on a Civ-xide bsis, EoI:'ever,, in the C!
Czrlsbzd, the census does not bear this cut. In fact, thz project - are:
'sexiors only to that proportion found Citywid3.
' E. Purpxe . arid Intent of thc Redeveloprent Plzn
.
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-2
9
.. .-- : .. . *.
..
- -.
0-
--
-_ ..
-
.. .. ..
I. Econonic Basc, Tlie phm should dircck rrx'ket potentip-1 in1
total proj ec t raLLher thm relying on privatc c1cvelop:nalt dc- Lisj.ons thtfri
often ux-elstcd to surrounding ai-cas .- TIE intent hcrc is to conrplcc~a
private dcvclcrpmcnt proccs s by providing ctircctiorl which will rcsult
l)ettcr ovcr-zli dcvclopn;cnt thm woii'l.d be possible: on a sity-by-site
': 8
0
2. Existing Concl it ims . Rcdcvclop:1:cnt and rch:hil.it:~tion sho
u
This activity shuld concentrate OR upgrzhg esistirlg dwclo;al:cllt v;T.:icl.::
a. is histori&lly md/or aesthe<ica11y trriiqu2., '
b. will cnridi thc project's ability to attzzct,
C. TLXL be cocipatiblc 16th the charxter desi-rcd to result
e.
4
i' . frOXI the dCVClGpXRt Of til, 0 area.
I *. 5. Ne?! Dzuelopmen-t. Redevelopxeilt of the az-ca shodd 110t' be
GmiteJ to a single purpose, but shodd attenpt tu create a iTltegmtecI,'
glti-purpcjsz land use pattern fostering bcrtli daytiic? 2;"rd night- tin2 act?.-
4. Perip?ieral Re1atio;lship.s ; Rekxlopnent of the are2 should no-
,
.
. be viewcl as ending at the pr.oj6c-t area Eoxn=lar>., bu'c shslrld prolede a
CP
i. c~taly~t to surromding developnext. Speei5l attentZm sho~:X be giiren
4- -. - . . to &.kages [ardiitzctxre and land use) from fhc size to surrc:rilrlk~g al-ea: .. r' .. .. 5. Typzs of Pfcposed Recievelopmnl: kcivi:y, 12 order to attain
the goals i& objectives 6% the @a?, activi?ies to he md~~-tzh1 cotrld i;
acqdsitfon of lad; clearance of som struztuz-es; xehzX~~tst~oa by ome-!
.. p-~ticipzirits, .or developers ; remcnf uz~/or kstzllatim & pu5lic LT~~o\;<
- . C.
th unclergro&Cfiig md/or modification of private utilities; arrd,. fie
disposition c?nil/or least of land €or redzvelopxmt FU~~X~S pemifi+,cd ,m&
~tl is tjic a'in of die plan to st*aate participation o~ owners:
. residents ~ arid nerclimts 9 in order to acXeve ind fzcilitztc iqlenratatic
. t& plan.
..
. .- e-
.. -sEcrrox 111. . COAL fl OI-:JE~~ES ..
..
b .* *' ;PC.
rnf& - -e. __ - r-
'. The ovcrall $031 of tlrc village area rcvitaalization effort is zs foIl_o..rs:
TO crmtc a plcasnnt, attractive, icccss:ib~.c cnvironmant: for livinp, shoppinc, rccrcation, civic p cul.ttir;LI, :mcl
SC~~~CC ft!ilCtiOllS ~~~ITI~I:!II xstor;1r.ion 311d IICI\.: priwtc and pib1j.c c1cvclop:i:crit: L-017111; xlii cli p~c:;cnrc ~IKI ciilixu:
thc cxist inl: dlamctcr of thc vi11.;1gc arcs mc! surrotmding
CO~IIINEI~~>~. ''
.- .4
.. .
. tg -.- - -
K
.. .* -. *,
'- 0KY;cTIITs 0, nc objccti\rc StZteJmzts cmtajncd ~~~ein vi11 guide .frJre prcparxtion of
th& re~~~tal~z~tio~~ plan and prog-rm ncccssaqr for effective goal attajn
Attaifiqzn'; of the above noted goal \fill reqdire a pf;m md pIQgTam IhiC
encourage a variety of residentid aczomndz3io~ md amnit]
k thc villzge area so =.to increase ai2 advmtage 05 *'close-inTr li15i
an.3. coniwlicnt core shop>ixg, to~:z?d .the -_ end of encckrz@>g a divers'i?
aget jncome, and ethnic clnyacteristics;
I
I. '
a,
.
.. b. restrict die highst rcsideztial i!ensj-QT to zreks in or cez .-
.. . village area,
0 '* c, int&xe program to revi-taize ali ares tAicIl are deter:
8. r . or jni~e high p3tential to becom detcriorSzc2. . -.
. 3, proi5de m- orgmized syste!o cf comizdzl ls..d cses to be i
-h 2 Vi-J-lzge setting, xath~ .than a str;? or. sprwlez CGTiTEZYCie T?T!FLC
W~S shod& includz a&~r-is-;rative an6 prafessimzl of Eices > bcsiTess
0 .'
- -. -.
retail o&l.ei'Ls I and public offices. _.
e. pyaride within the -.rillage' core are2 a varkty of.spaccs L?
locat5ons for specialty, unique, and zttnctive S~G~S ~ith a stl-0n.g p
orientation. Locations and spaces shoE1d bc interconwcted with af-iir
pecbstrimul Lclts incorprating 1m;Lcaphg md/or mi.qtie &>:tuye c
5. provize a variety 05 co~csrzial/~o~~-~~n~ recreational 2ctj.j
* espcci.ally close to the beach, in conjmcfcion with spccizl cntcrtairu
fccilitics, restaurants 3rd othcr USCS xhich will fGstcr thc village
,and not dctrimcnt;rlly irnpct rcsidcntia1. usage - .-
0 p;. providc 'For pedcstrim srid bicyclc acccss to dcvcl.opncnt I
c?nd GPCIl 3TC3S.
11, p:ovidc for visuni mcnity through sr lch ictz;it??s 3s lancIr;c;~p
Y~TC~, l:id~c:ipt!d p:ir];ii~p, HI^ Imiioi1ia15 ~\I'CII.~~CC~II~-JI LKW; and ire
...
* i. arrest ~?%~riy and dccl inc * t1iro:gI ioxt tIic&?, s j cct area t-.Iu-aiy?L
restoration arrd/or rcwvaf of dzicri.oratc2 rcsidcritial 2;-G coxnc:rciaz cclitc .* ' j . guide ilcvcfopnicnt to prcsciv acstiic fic a113 cultural qcx~ities.
..
.. k. stimlate and attract privatc in\icstmsnt.
-4
1. provide a convenient circulation systcm with an eri$iasis qoil ca
of access and convenient, safe, attractive off-street parking are25 __
m. a.ccom,odate existing and future local ad regional nass pdXc
traiig.. fa'cilities e - .-
specialty gooh and services. '.
. R. estzblish die villtrge COX area 2s Rortli Comty's faws for .
'0. establish design and sign control in kee2ing r;ith thc dcsired.
0
- . c village abssphere .
.. -. SSCTION IV. DEVELO9EYI' PLA3 CtlTERI.4 0- - . ..- .
..
*. Tfiis section is provided to address the requirirernents of co.mmi.ty xcZe-do; -
la:> Section. 33324 v1iic.h requires that the prelbinzry plan t'~Tiv,.i !IC:: thz
.. pwposes of this part (of the propsed redevelopmat) ~:v~ld bc: att&lzd by
suth redevclopmeat.9t Aster zdoptzon of 312 redevelo2Ti.;snt plzn, a mnml i
'propcsed to be formulated for the purpose of settixg denlopnent s*adilrds
This will be clone in coqzration with the project are2 comittec, pl,ulnb.g
-
..
* a ~omission, ad redevc1op:nm-t agency. -- t .. c A, Lmd Use
1.' Plan Fonnu1at ion ~tandai-c~~. . xi6 pro j cct area s~ioulil be iliv~ei
subareas oil tliz basis 02 mjor function.
bc devclopcd .Cor cadi s~ibl,arecr.
to cncouragc a vai-icty ~f activit.ics.
(rctnil, co:!::l:crcinl, rccrcntional. md cultllrnl) s~tou~r~ LC IOC~~CJ. at the
pzdcstrLm Iclri.1.
Primary md alternate land uses .*.....
Usc dcsignat ion sIioulcl be dclibzratcfy loc
Adiliti.on:i3.1y, tIie mst :ictrjvc uscs
A pp~~iliz~~l Imd 1:sc imp is attd12d as ExIiihit 2,
60'
. . *, . .rJj~l tc co;r;;>~~ible i~il tflc City Zoi1i~~~ Oi-diA&c p?css 0tItcn.risc spccij %A/ kg.-%
in t1llrz final. rcdcvelopmcnt plrrrr . A map GG1ii-LcatcinZ csisting zon511g &s: .
.- -. 0 ,, is pro\.jilcd 3s Fdiibit 3. . .
I. ..
B. CJcn Spxc
5 +en qmG mas sho!ild be provided ti.irou$out the praject area to n22t
need for pedstrim amenity ad acsthctic appiL.
to cncouragc public, pedestria activity by vor?<ing 2s zccess p~ints to
parking, slmppirtg, and recrca"iion. In aGZtiorl, open spacc should fmct
a breA in t.he built environmnt, giving visuzl znd $ysiczl. relief fro;:
typical lot line to lot. 3.i.r.e 6evelopxent. Plazas, ccrtrrtya-rds, ad otha
space axenity shmld be encourages withiri *&z project zres- ksip CE f
ares should ccnsidcr enviyonmental S;lctors such as X&?, shado:;r, .t&d;
.. - and m.rixriz1.s to bc used *in cons-tmction. These fzctors s&j.j?d be give:
consideration fron the ~ stadpir,t of crezting. spaces i&k.h vii2-1 be ZZIX
.. Qcn SDXC sl:oulii fun -. ..
_. ..
. - *-
. -. . ..
. -. _- -- . .-
I =.- e--. * to 'c'n;$'pt"&i"l userrn .. -.
-- C . 39 35 21. 'Relationships -_
. ~ath site SIIOUI~ be carefLfily pl-zmed to prca<dE XCSULL cont~w~ty 2nd
attractive Sikage 5-am the stze to s~rrcajdk~g 2reas.
sko.;ild be oriented to encorrage. pedestrin activity' aid mvenent along
esta5lished corridws .: All 2x3s dcsignzte& 2s *Yx~I'~ points shoxld b
ComcrcizG. uses
* :
*
. ..
' clea-c of interferencc and zppi-opx5atel.y Izndscqed to moZd "screeiiirrg .. --
of the focal point. (See Core Area concept, Exhibit 4)
D, '~:i>a.rca Dcsi,gation
AS noted abmc, the project .. area shouSd bz icLvi3cil into c~~jor subtlreas,
.As tile final plan mvcs tor.:nrd complction, it could be dcsircl1)l.c to dii
tllc arcn furtlicr to mcct 'dcvclopincnt plm dl-itcria,
..
.. .. .-._. - .~
6. - . 0 07 -.
I
c *. .c -
Prc?.in;innqr stuclics irtdicatc thl: the COS. of the rc8evel.o;;xznt plan 1aEgT1t
be acconq~lis!~d withln salic areas thro~gli ;:r>i)iiC3tiO:l cf dc:; ip criteria
md.tirit1i~u.t using thc agcncy.1~ excrcise of the pobiler of cmincnt domain.
4 Accordingly, the agency could restrict or exclude its exercise of the PGVC
of rknir~mt dgmin within whole s~bareas or pxtions thereof.
E.
lis L\e final p1i.n is being prepared, mdysis S'IDUI-~ be miiertajccn to
determine if the projcct cm be tmplen~nte=t i:ithou*L ctilizztion of 132
total tax revenue provided through I-Icalth am3 Safety Cde, Section 335'70.
If the aalysis -shows that total revslue generated'. is ..rLOt requtred to mai~
-. .
Frozen Tax Ease Excksion and Limita2ion
..
..
3 a the projects viddity, then sone land aea co.Jld be eseapkd fron tli~se
.> - provf. s ions .
.. 0:
. 1% is recoplzed that the p~ovisicn of S"~c^Licn 33570 05. the k&ch m=2 Sa.
Cdc em affect the ability of t-&g agencies 'ic prcvid: priblic services
In recogni"iion of thiso mzlysis should 5.2 mLe-rt$:erL 5n ai effort to dcv
2 means cf ii&;limizing such ivact.
F. D2sig-n Consideration ..
-I -
~ .*-.
The redevel.op!;xit plan should be cmcei-ved as a vel1 bknded-rG:ture *
of build.ings aid opa space vith the pu~r3se of restorLq ad mzh'i'ehing
, Ga - rise vXLage .character mads qi of 016, .as weXL as xew, -_ stnxturcs,
'Riz Itollo:~;ing factors should be incorporzted jnto the dcslgi or' the Em1
1. Ratura1 ~nviron~cnt. TIIC 'site piax s~iould be carefully dcsip
Ti~c: clcxents of sun, wind, view ori
Siting:, VO~LE.~: and nint
in tcrnis of thc natural environntcni:.
and' tcrnpcrnturc ai-c the min elcnmlk of ~concern.
should hc crtrcli;lly clmscn in rclntionship to sui1 and sf~dor.~,
. . ->-
2. Historic Prcsc:nrrttion. ti isTorj.c.nl lmcliiinr1:s within t11c pr~j cc
~!l~i~~ cx]iil)it arc]) j,l;cctuy;ll c]~;~~;Jc~cI' of n unicillc nntt~~ sl~otlld \IC I;iucn
,- c. c, -: .
ivDrtsnt corisiilcration in thc preparat;.on 02 t?ic rc&velqm:>nt plan,
.- -. 0' 3. Ai-chitcctural Dcs ign. Archi. t ccliure , throqli its various
facets, including dctai3.ing and use of rmtcrids, should express use and
s
. ' ?mcti.on. .
4. Cultural. Elemnts o Activities of a cultural nature should
. .. . . take' place in and a-rormd the project area, It is desirable. that physici
dcvelopxent of the project reflect desire to expand these acti-vities.
5, . Urh Desip, The public rights-of-my zxe as importat as .f
design feature of the buildings. - Ail d1en:ats of street Emnittire, such
, . street lighting; nsspzper stank, trash contajncrs p fire IijrdTants ,, tc1.e
. -3
-). booths, etc., should be treated as part of the ovcrzll design.
A plant rstcrial lht should be estzblished as part of the developxent
stmdai-d i~~rii.~.l for LE& t~ ci>eR 21-czs.
q2prcpriatel.y I.ightted, i:iclding water arczs .?d laxlsca~ing.
ai-chitectural. lighting should be cons idei-ed for ' s ipigicait lcm&mrks i~
the projecz area to set off the ulique cfiaracter.
G. * Circulation
It is essential that the nnvemnt of the pkop3.e ad goods througl?out
.. .. ..
. --
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(b
..
All major d~igi~ Tezturs SI;I~SUY.~
Sp6cb.l
..
-
.. -..
.- ,
. . the project take place ezsily. Circulatioll. pztters of vzrious typzs of
trarisporta'iion slzoirld be inkgrated and coun.ic'l: zreas avol'cicd kJhCnCiVX
possible. kccss , bot31 ingress and egress ,. shwL~lld bc -irirproved where pa
given other constraints iniposcd by thc fin21 plan.
.
..
.f . . 1. Parking aid X,aiici Use. In an cff01-t to cnhru~ce the village c
major cinpl1a;i.s slioulc~ bc placccl upn pc~cstr;.an inovciiicri~, Xn I;..&t ah
dCp3>dCnC.)r Lrpan the auto:ncbilc 3s a pr~11Kll:)' IlKlIlS Of ~:rXlSpOrt:3t~C~Tl, 31
~~7n~kilI[~ ~TC;IS 1;110uld ]~\Ic ;ittmctivc, COll\7C!iliCl~~ acccss POj nt:S . Ikl tllC
tht ;1 xxljor p:~i-]:il~~; p~-oy,~';i~n is irnplc~ncllt~d, any arm clcsi.gn:ttcd 21;d 11:
0 '
.* h
5ntcrirn parking should ut1i:n:ltcIy bc IIW~IC auzi1ablc"fur exqxmsion -or ojjlcr
public usage, fidditiomlly, carly efforts sIm~1d brt madc. to dctcrminr: -tIie
prop- Zozatim of mrious types of pa-l;izg. such 2s para~.fcI, diqpnal,
off-street, on-street, etc.
4
2. Transportation. Although the zutomo3ife is the priinary nio,ans o
transportation, it would be desirable tc~ study other mdes of trmsprtat-it
' . vl~ich cotlld reduce ~~~~~ic~1~r-p~~~s~i-i~~ conflict. 'Ntcmate mztho-js of
providini intra-pro j ect movement should be cxplorcd.
H. Linkzges d
Tnc final redevelopxent plm. should eii.phzs ize pede.s.trian movcmm.t a-rid the
. elimination of' pe~~s~rian-vehiculzr con~!ict.
Vehicle flcw shouX be iqroved througlmut the project. b?&oc3s of iwrov
. the k0-q 'and .. accessibility, such as utilization or' redims, intcrcon2ec";ed
.. .*
.I
.- -.
.
- -. ...
.. ...
. . signals, rektricted drivexay access, and on-site, 5-ntericr circukion, .- - ....
... . -- shouid be ' analyzed.
Pedestrian lirka-ges should be provided in a convenienZ, safe, 2nd attmcti
fashion. BIdiods of ericoclragiiig a3.j zcent develcp3r.s to m&c stn~c';rrral
Ijinl;ages fron onc devclopwnt to anot1is.t- for the purpose of providing '
project continuity sh~uld be analyzed in the prepaation of &e $ha ~la
.. . ..* ..
..
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.- .. . .- -- -
.. .. . ._. .. .- 8
8
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ai -. K- VI' 1111; L). 1 1 VI' L!\IUJ.31t1iU p._ -
Tile Corsiiuriity I:cdcvclop!l!snl Lw3 Scction 33324, .. rcqxircs that thct prclirn
plan "slIv,< tll3t the prOpo';cc. rcdevcloi)n\cnt COrlfol;its to t11e m=rr;tci or cell
conmmity pbI1." A map depicting cxisti.ng Genzral P3.m land use designr!
0
*. .
b .. ., is zttaehed 9s Exhibit 5.
The Geircrai Plan land use e3.erncn.t addresses the vj-llage area 2s "dmmtov
area,1J *kentra1 business district ,tr "iruiei- ci*L)',r' and "commrcisl COTC.'
Vre area is addressed in tens ., of ci-eating a pbx-mnt an3 unicpz emGra
WECYL will sttract the tourist and provids for the residexts of the arei
.. *. ..
3 - In an effort to attain the above noted god, the area is desipzted as
"speci3l treatment areaTr for which "specific plans" should be fom.la'ie
-.- : Tine guidelines under which specific plms should be fonxulz-ted call for
. - vai-lety of residential rises vhich increse -the advzntages of "close-in'!
.. .
~ . ..- .. -.
c
0 - --.
. TIie coirjnercial guidelkes are concerned with prevmting "sti-ipr' or "sp
* 57"s of dcveloprneat md czll for th grouping of mktures 02 lad uses
- p'comuni2>r setting*'. In addition, thc giidzlines encouagc devztopiiieril
a strong pedestrian orientation coirplcd with spccialty, UniqEe, a-rlZ ztl
. ..
_. ..
.*
. .. . .. * shops. ..
-- . .. ., .
TIE pyo.,rlsior,s of the preliminary pIm cal.1 €fir tl~ estzibl.isTmcnt of ir:
consomat with the &oiLs ,and policics contai.ncd in the .. gcr~cd. plm.
Further, the final rec!cvclopntcnt .(. plan and associatcd docuincnt, c sh.ould
the definition of a. specific plan 'as dcEincd by the p.iicra1 plan. TIC
the pi-cSi.inin:~ry p1m confoi-11s to the intent of thc o:isti.ng gcncrd. pl
.
0 .
1.
..
_i 1
%. I-.
1 .
ZIC projcct vi3.1 provide bc~tcr circulation for pcdcstrLms,
to proirntc retail trade, surroundi.ng rcsidcnis and ncigkn-hcds shotad
Tmpnct of the - 2’roj cct: tJpori Iksi.clcnt:s and Surrmiricl?.nfi Nci.l;l!lmrllods
*a * In rtn efrort .*
*.
. -benefit from inprovcd commercial activity. Tfre proj cct will al-so prov5k
-. for the el initnation of inadequate hou.sins condit-ions and, through integrat
witti other progrms, provide new stanhid hoasing for pmjcct area residcrr
An effective relocation progrm will. be developed for utilization in this
. ...
.*
repxd;. The major em$i”sis of the plan iKL1 be on presematzon of existin
dvxlling units md Strccturcs, and enhaking the living cnvironmznt of the
*. .. pix j ect area residents urd su.rro3md&g ncig!lbsrhcs& thrcagh the installat
-5 ad upgrading of p~blic krpovemnts. AdditionSly, the project shuld ha
‘the effect of inproving mploymnt opportmitks 501- the 1-esj-dznt-s of the
fn addition, improved. circulztion will increase the Tcsident pop~athii* s
-accessibility. to eni?loyn;znt centers, and, hopefully? reiluce travel tim ar
.. - *. .=
..
..
.- . . .. - vehiculzr pl.lution. - ---
a
t
The installation of effective street lighting and street furnitme should
result in xeduction or‘ the crime rate ad es-kbE.shiicnt of more active nil
. t.im activities within the comercid- core. *.
..
..
-. .. .- . ,-
.. . . ..
.. .. ..
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77
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LA1411 USE DI':SIGi.!ATiOXS e
t c-g) - Contra1 Businesr; D.islxi.ct - Encourages retail commercia
Conditionally perinits ,auto service stations -______ - type usGye.
use above ground commercial -
. Special Treatment Area - Delineates an area k75ich requires
adhcrancc to stari-dards in order to ntaintain and enhance
special character and cnvironrnent.
Regional. Service - Encourages u.ses of a more intense cor,merci
nature than those permitted in the CBD area,
uses comrnonly referred to as heavy coxmcrcial/light indr
Travel Services Corrmercizl - Provid.es areas to function as CE
for tourists and travelers. Should encourage transient housing; restaurants, retail services providing for the
convenience, welfare or entertainment of the traveler.
Uses include hotel, motel and incidental businesses to
serve the patron custoiner provided that such u- &s not otherwise perml'.tted in this zone,shall be operated in t: Same huildillg and in conjunction' with permitted use;
art galleries; ban&-craft shops; .bonafidc .. antique .
cornnercial office. commercial with other uses in conjunction as approved
Includes
..
.' restaurants with a cocktail- lounge as an integral.. part;
store
Combj.nc?t-ion District --- - Should permit residential, comfiercial
.a
Primary usage should be officc
.. - by Project Area Committee; agency,
Open Space - Includes existing public and private facilities such as parks and schools. Recently acquired publj-c 21 are included within the zoning designation in existcnz'e
at the ti.me of acquisition.
' High Densi-Cv Resident-ial - - Encourages residential density of *
-- 10 - 2i-1 units ~CY acre.
Lo\ir Mediuin Density Resiclcntial - Encourages resident;al dens _------ 02 4 - 10 units per acre.
..- -
- . /;; -
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?SAVEL SER~J~CE:; ~07~- i. ,1 I,; *--- I 2 I, i' e I A L
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0
EXHIBIT F a
0
MASTER
ENVIRONMENTAL IMPACT REPORT
" CARLSBAD
VILLAGE AREA REDEVELOPMENT
PROJECT AND PLAN
EIR 567
TABLE OF COXTENTS
0 1.0 Introduction
1.1 Purpose
1.2 EIR Updating Systems
1.3 Executive Summary
2.0 Project Description
2.1 Location
2.2 Existing Conditions
2.3 Basic Objectives
2.4 Proposed Redevelopment Plan -
3.0 Impact Analysis
3.1 Geology and Soils
3.1.1 Project Setting
3.1.2 Potential Impacts
3.1.3 Mitigation and/or Alternatives e 3.1.4 Analysis of Significance
3.2 Drainage Patterns
3.2.1 Project Setting
3.2.2 Potential Impacts
3.2.3 Mitigation and/or Alternatives
3.2.4 Analysis of Significance '
Ground Water and Water Quality
3.3.1 Project Setting
3.3.2 Potential Impacts
3.3.3 Mitigation and/or Alternatives 3.3.4 Analysis of Significance
3.3
3.4 Mineral Resources
3.4.1 Project Setting
3.4-2 Potential Impacts
3-4.3 Mitigation and/or Alternatives
3.4.4 Analysis of Significance
3.5 Land Form
3.5.1 Project Setting
3.5.2 Potential Imapc t s
3.5.3 Mitigation and/or Alternatives
3.5.4 Analysis of Significance
0
3.6 Transportation/Access
3.6.1 Project Setting
3.6.2 Potential Impacts
3.6.3 Mitigation and/or Alternatives
3.6.4 Analysis of Significance
3.7 Climate and Air Quality
3.7.1 Project Setting
3.7.2 Potential Impacts
3-7.3 Mitigation and/or Alternatives
3.7.4 Analysis of Significance
Noise - Mobile and Stationary Sources
3.8.1 Project Setting
3.8.2 Potential Impacts
3.8.3 Mitigation and/or Alternatives
3.8.4 Analysis of Significance
3.8
3-9 Biology
3-9-1 Project Setting
3.9.2 Potential Impacts
3.9.3 Mitigation and/or Alternatives
3.9-4 Analysis of Significance
3.10 Paleontology/Archaeology/Historical
3.10,l Project Setting
3.10.2 Potential Impacts
3.10.3 Mitigation and/or Alternatives
3.10.4 Analysis of Significance
3.11 Land Uses
3.11.1 Project Setting
3.11.2 Potential Impacts
3-11.3 Mitigation and/or Alternatives
3.11.4 Analysis of Significance
3.12 Aesthetics and Unique Physical Features
3-12.1 Project Setting
3-12.2 Potential Impacts
3.12.3 Mitigation and/or Alternatives
3.12.4 Analysis of Significance
3.13 Community Social Factors
3.13.1 Project Setting 3.13.2 Potential Impacts
3.13.3 Mitigation and/or Alternatives
3.13-4 Analysis of Significance
3.14 Community Tax Structure
3.14.1 Project Setting
3.14.2 Potential Impacts
3.14.3 Mitigation and/or Alternatives
3.14.4 Analysis of Significance
@
3.15 Cultural Factors - Schools, Parks, Recreation and
Open Space
3-15.1 Project Setting
3.15.2 Potential Impacts
3.15.3 Mitigation and/or Alternatives
3.15.4 Analysis of Significance
3.16 Health and Safety - Fire, Police and Waste Disposal
3.16-1 Project Setting
3.16.2 Potential Impacts
3.16.3 Mitigation and/or Alternatives
3.16-4 Analysis of Significance
3.17 Utilities/Energy
3.17.1 Project Setting
3.17.2 Potential Impacts
3.17-3 Mitigation and/or Alternatives
3.17.4 Analysis of Significance a
4.0 Unavoidable Adverse Environmental Impacts
5.0 Alternatives to the Proposed Action
6.0 Relationship between Local Short-Term Use of the
Environment and Maintenance and Enhancement of Long-
Term Productivity
7.0 Irreversible Environmental Changes that will result from
the Proposed Project
8.0 Growth-Inducing Impact of Proposed Action
9.0 Organizations and Individuals Consulted
Bibliography
0
LIST OF FIGURES -
FIGURE NO.
2.0-1 Project site in relation to the San Diego region.
2.0-2 Project site in relation to Carlsbad.
2.0-3 Village Area Redevelopment Project Preliminary
Plan Boundaries.
3 e 6-1 Existing Major Access Routes
3.6-2 Existing North County Transit
3.6-3 North County Average Daily Traffic.
3.6-4 Existing Average Daily Traffic within the Project Area.
3.11-1 Existing Land Use
3.11-2 Existing Zoning
3.11-3 Existing General Plan
3.13-1
-
Map of Census Tract within the Project Area.
LIST OF TABLES
e TABLE NO.
3.7-1 Existing Air Quality
3.7-2
3.7-3 Ambient Air Quality Standards, California
3.7-4 San Diego County, Exceeding Standards: Nitrogen Diox
3.7-5 San Diego County, Exceeding Standards: Hydrocarbons
3.7-6 San Diego Coun&y, Exceeding Standards: Carbon Monoxi
3.7-7 San Diego County, Exceeding Standards: Sulfur Dioxid
3.7-8 Total Suspended Particulates
3.14-1 Tax Revenue Impact Analysis
Days Exceeding the Federal Air Quality Standards
a
1.1
1.2 1.3
1-1 PURPOSE
It is the purpose of this Environmental Impact Report to provide an EIR which will be supplemented by additional detailed
EIR's as precise devefopment plans are presented for implementat
of the Village Area Redevelopment Plan. This report provides an
initial review and analysis of the environmental impacts that wi:
result from the implementation of the Plan, proposed and potentii mitigation of these impacts and possible alternatives to the
proposed project.
The EIR will be used as a primary reference document for more
detailed EIR's prepared for individual developments within the
project area. The report will focus on a general comprehensive
perspective of the project area and will provide a baseline for
more precise identification of environmental factors described by
specific EIR' s.
This report has been prepared by the Staff of the Redevelopment
Department in accordance with the requirements of the California Environmental Quality Act of 1970 and the requirements of the Cit
of Carlsbad.
1.2 EIR UPDATE SYSTEM
Any desired update of the EIR will be determined by the
Environmental Review Committee through a continual monitoring
of the project relative to the location and possible changes of
circumstances under which the project is being carried out. This
process will insure that there will be a continual availability o adequate information for the evaluation of possible significant environmental consequences.
1.3 EXECUTIVE SUMMARY
The Village Area Redevelopment Project has been designed
to prevent the further deterioration of Carlsbad's Central
Business District and re-establish it's commercial importance
within the community, To achieve this goal various land USES
and development concepts have been established to effectuate
a more desirable and compatible relationship between the physical and social environments of C3D and it's adjacent
areas. The Plan will involve the revitalization of 204 +/- acres of Carlsbad's urban core. The Plan encourages new development
and intensification of existing land uses as well as the
construction of multi-family residential units and public facilities where feasible.
An increase in traffic generated by the project is anticipated
due to the intensification of land uses proposed. The additional
traffic will result in an increase in emissions and noise
produced from mobile sources, however, if an effective cir-
culation system and the proposed mitigation are implemented, no
significant impact should result. Increased demand for utilitic energy producing resources and community services wil.1 occur due
to the intensified density of the project area. The cumulative
effect on these resources and services will be evaluated as
more precise data becomes available.
In conclusion, it is unlikely that the implementation of the
Redevelopment Plan will have a significant cumulative adverse
impace on the environment. Restoration of Carlsbad's deterior- ating center core will provide renewed productivity to the CBD, an increase in available housing, landscaped open space and
employment opportunities within the central city and enhancemen
of the project area's aesthetic quality.
*
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0
0
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PROJECT DESCRIPTION
/
2.2
2.1 LOCATION
The project is located within the City of Cavlsbad and
will encompass 204 acres. The North-South boundaries vary,
extending from Buena Vista Lagoon, at its farthest point, Nortf
to Walnut Avenue, it's farthest point South. The East-West
boundaries also vary, extending from 1-5, at it's farthest poir
East, to Ocean Street, it's farthest point West.
(See Figs. 2-0-1 thru 2.0-3)
2.2 EXISTING CONDITIONS
e
As with most older central business districts, the Village
Project area is suffering from physical decline and obsolescenc This decline is based upon several complex factors, including . following:
A. Design limitations in the basic layout and developme:
of the Village Project area. "The samll building on-the-
building site" pattern of the Village Project area was es tablished prior to Incorporation in 1954 and has manifest4 no propensity for change. This pattern tends to preclude the necessary expansion of individual businesses, and to
preclude the development of those amenities, such as on-
site parking, ornamental landscaping, and urban open spac
and plazas, which have been successfully used in modern regional shopping centers.
B. Structural inadequacy and decline of commercial buil
to the extent of obsolescence: others are sited and/or lo so that they cannot be effectively altered or expanded tc accommodate a volume of trade which would justify their c tinued existence in the urban core of Carlsbad.
C. Deterioration of residential fabric of the core. The urban core was the City of Carlsbad's original reside
community, The central business district's unplanned inc
sions into its periphery created, in spots, declining residential fabric,
D. Inadequate transportation. The circulation and trar
portation systems reflect the age of the area. Streets surrounding the central business district are narrow and poorly suited to today's traffic demands. Alley access
for most businesses is insufficient for delivery and tra:
shoppers in the Village Area are located behind the busii district. The rearrangement, and perhaps the augmentatic
the central business district's off-street parking, shou
planned. There is a need for improvements in the integr,
of the local and regional public transportation systems 1
the business district.
0
Several of the central business district's buildings are
pick-up. The majority of the parking spaces available fc
t
. . -. ... L - q :?I: ,\ 6 LLI
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Sever21 buildings within the area are Fn need of structural
treatment ranging from conplete restoration or replacement
ioration is found in the older section of the commercial distri
between Walnut Avenue and Grand Avenue.
@ to general repair and modernization. The most severe deter-
The project: area has substantial economic problem. Most of th
new major development and employment opportunities have occurre in areas removed from this historical central business district
This is substantiated by the fact that the CBD is experiencing
substantially slower rate of unadjusted growth than the City as whole.
2.3 BASIC OBJECTIVES
The urban core of the City of Carlsbad - centered in the Villag
Project area and including the central business district, professional office building, and the original townsite of the
City - is the commercial-civic focus of the Carlsbad Planning P
The objectives of the Village Area Redevelopment Plan are:
A. Eliminate blight and blighting influences that preser
exist in the project area.
B- Encourage a variety of residential accommodations an2
amenities in the Village Area so as to increase the advant
of close-in living and convenient core shopping, toward tl
end of encouraging a deversity of age, income and ethnic a characteristics.
C. Restrict the highest residential density to areas in near the Village Center.
D. Introduce programs to revitalize all areas which are deteriorating or have high potential to become deterioratt
E. Provide an organized system of commercial land uses .
be grouped in a village setting, rather than a strip or SI
commercial manner. Such uses should include administrati.
and professional offices, retail outlets, and public offit
F. Provide within the Village Core Area, a variety of s and locations for specialty, unique, and attractive shops with strong pedestrian orientation. Locations and spaces
should be interconnected with attractive pedestrian belts corporating landscaping and/or unique texture.
G. Provide a variety of commercial, tourism, and recrea tional activity, especially close to the beach, in conjun
with special entertainment facilities, restaurants and ot
uses which will foster a village concept and not detrimen impact residential usage-
H. Provide for pedestrian and bicycle access to the Red ment clusters and open areas.
9
I. ~rovide for visual amenity through such means as
landscaped court yards, attractive and harmonious
architectural forms and vest pocket parks.
J. Arrest decay and decline throughout the project area
through restoration and rehabilitation of structures.
K.
quality.
L. Stimulate and attract private investment.
f/l. Provide a convenient circulation system with an emphasi
on ease of access ana convenient, safe and attractive off-
street parking areas.
N. Accommodate existing and future local and regional
public transit facilities,
0. Establish the Village center area as the North
County's focus for specialty goods and services,
P. Establish design control in keeping with the desired
village atmosphere.
Guide development to preserve aesthetic and cultural
2.4 PROPOSED REDEVELOPMENT
The redevelopment of the area is designed to qualitatively upgradc
the area and provide housing and jobs for a wide cross-section of the populace. In this context, the following are elements of con1
A. Providing a New Economic Base - Redevelopment of the
area will channel existing market potentials into a phased and efficiently managed total project, and obviate reliance upon isolated and unrelated private development decisions
which usually have narrower aims.
B, Existing Environment - Redevelopment rehabilitation
should introduce new qualitative development into the redeve
ment area, and thereby upgrade and strengthen existing develc
ment worthy of preservation. Cases in point are: a) sites
and structures proven to be a historical and architectural
asset to the City of Carlsbad, b) social units in which
needs and life styles are compatible and enriching to the
project as a whole; c) uses which, if upgraded, will be
compatible with the micro-envirornent desired for the redevelc ment project area.
C. New Development - Redeveloprent of the project area
should not be a single purpose arrangement of land uses, but a combination of uses which foster day and night-
time use of the Central Business District.
office, cormerical, cultural, recreational, and residential uses should be developed.
In this respect,
D.
areas as well as to catalyze private redevelopment and rehabilitiation which would match the qualitative standari proposed in this plan. The physical. redevelopment plan
should provide opportunities for proper linkages (in term
of architecture and land use) from the site to the surrou
area.
E. Types of Proposed Redevelopment Actions - To attain
the goal and objectives of this plan, the redevelopment
activities to be undertaken might involve acquisition of
land, clearance of some structures, rehabilitation by
owner participants or developers, the removal and/or in-
stallation of public, improvements, the undergrounding and
modification of private utilities, and disposition and/or
lease of land for redevelopment for the type of reuse permitted under this plan. It is the aim of the plan to
in order to achieve and facilitate implementation.
Relationship to Surrounding Area - Redevelopment shoi
strengthen and provide transition to the redeveloprwnt e
stimulate participation of owners t residents and merchant
0
*
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IMPACT ANALYSIS
3.1,
3.1
3.1
3.1
3.1 GEOLOGY AND SOILS
0
3.1.1 Project Setting
The land use has no apparent surface fault lines or
unusual geological features. The geology of the region is
characterized by sedimentary and alluvial deposits
underlain by sedimentary rock strata.
The area consists of horizontally bedded Eocene dense silty sands, hard silts and clays, and dense clayey sands.
Overlying the formational material are soft to medium-dens
colluvial, clay sands and expansive topsoil clays.
There are no obvious faults, ancient landslides, or dippin
bedding planes on the site which would adversely affect
development.
3.1.2 Potential Impacts
None.
3.1.3 Mitigation and/or Alternatives e None.
3.1.4 Analysis of Significance
It appears that there will be no significant geologic related impacts resulting from the Redevelopment Plan.
e
3.2.1
3.2.2
3.2.3
3.2.4
3.2 DRAIiYAGE PATTERNS
3.2.1 Project Setting
The project area is located mostly within the City's
Central Drainage Basin.
for the area by way of an underground system located
along Grand Avenue, between Madison Street and State
Street, and along Laguna Drive between Madison Street and
State Street. This system drains North towards Buena
Vista Lagoon.
3.2.2 Potential Impacts
None.
3-2.3 Mitigation and/or Alternatives
None.
3.2.4 Analysis of Significance
The implementation of the plan should have no impact on
the existing drainage patterns,
Eajor drainage is provided
4.J
3.3. 3.3.
3.3.
3.3,
3.3 GROUND WATER AND WATER QUALITY
3.3.1 Project Setting
There are no water bodies within the project area.
waste will be discharged into the public sewage system
and will be treated prior to it's outfall into the ocean.
Additional runoff water will occur from the expansion of
parking facilities and new development.
increase can not be determined until specific plans are available.
3.3.2 Potential Impacts
None at this time. .
3.3.3 Mitigation and/or Alternatives
None.
3.3.4 Analysis of Significance
If the increase in runoff is substantial, impacts and
proposed mitigation will be addressed in specific EIR's.
At the present time any projected increase in runoff
due to the project will have an insignificant effect on water quality.
0
Liquid
The amount of
0
0
3 3.4.:
3.4.;
3.4.: 3.4.1
3.4 MINERRL RESOURCES
3.4.1 Project Setting
There have been no known valuable mineral resources found to exist within the project area.
3.4.2 Potential Impacts
None.
3.4.3 Mitigatior! and/or Alternatives
None.
3.4-4 Analysis of Significance
There should be no significant impacts on mineral
resources resulting from this project.
3.5
3.5
3.5
3.5
3.5 0
3.5 LAND FORM
3.5.1 Project Setting
The topography of the site is relatively flat, sloping
gently from the southeast to the northwest. No significant grading is anticipated at the present time. If major grading is required for development it will e
discussed in a specific EIR.
3.5.2 Potential Impacts
None at the present time.
3.5.3 Mitigation and/or Alternatives
None.
3-5.4 Analysis of Significance
The project will most likely have an insignificant effect
on the overall land form. 0
0
3-6.1
3.6.;
3.6.:
3.6 TMNSPORTATION/ACCESS
3.6.1 Project Setting
Existing Access and Traffic Flow
Several major routes and numerous local streets provide
access into the project area (See Fig. 3.1-6). Elm Avenue and Carlsbad Boulevard both carry an average daily traffic
(AD") count of approximately 15,000 vehicles/day.
Existing Public Transportation
Public transportation to the project area is available from local areas and neighboring cities.
fro= San DIego is provided by the San Diego Transit
Corporation.
North County Transit provides direct service to San Diego
and also operates many local routes which provide access
to the project.
Proposed Circulation
Traffic volume within the project area is expected
to increase significantly, to minimize increases in VMT by modifying the circulation system and possibly incorporating mini-transit system (i.e., minibus, shuttle vehicles). Historically, imple-
mentation of a small scale transit system could be anti-
cipated to reduce VMT within the central business district
by 1% to 5%. intra-project vehicular movement.
smooth linkage between project area transportation facilities
and those beyond the project area will also be explored.
3.6.2 Potential Impacts
A. areas is expceted to increase
nears completion, However, the total volume cannot be
estimated until specific redevelopment plans become available.
B.
of conflicts between vehicles an5 pedestrians.
3.6.3 Iqitigation and/or Alternatives
A. including a mini-transit system, which will tend to reduce
the total anticipated increase in VMT within the project area and promote smooth intra-project move.ent.
Daily service
The Redevelopment Plan attempts
It would also be expected to promote smooth Methods for establishing
Traffic volume within the project and associated significantly as the project
Increased traffic in the CBD could increase the number
The implementation of an effective circulation system,
,.-,I.. .
y----.--
--- . . ____ :-,.A. .,,= ... - LC?:) <TV
- LOCAL BUS TRANSIT - EXPRCSS BUS TRANSIT
FlGURE 7
E~i~thg Transit
COM*-ec.ItIE PI AP+~~~ ORO*NIZA,lON
CARLSBAD
NORTH COUNTY
AVEFGGE DAILY TRAFFIC
0
Source: CPO
EXICU;TIN& ,4VEW&Z DAlLY TPPS=FIC WVHlH PWJET AP
PRIMARY ROUTE (!o,Om m'5 OF$ MOPE
-9 SECONDARY RWE ( E'33 T" 10,oOO m
3.6-4
E. Development of improved parking facilities which .izill fzcilitate ingress anct egress without restricting
the even flow of street traffic.
3.6.4 Analysis of Significance
The implementation of an effective circulation system
and mini-transit system should relieve congestion and
facilitate the flow of traffic in the area.
When projected traffic volumes become available, the
impact of the project on the existing transportation
system will be evaluated.
Pedestrian movement~will be enhanced through the
implementation of the circulation, and provisions for
inter-connects with beach access points will be encouraged.
3.7. 3.7.
3.7 CLIMATE AND AIR QUALITY _--
3.7.1 Project Setting
A. Climate. The area is dominated by the Calif-
ornia Mediterranean climate. A distinguishing characterist OE this climate is that maximum rainfall occurs during win4
usually between the months of December and March. In addii summers are hot and dry, winters are mild, and there is a high percentage of sunshine throughout the year.
The average high temperature in the summer is approximatel:
approximately 400 F, and the average annual precipitation Carlsbad is approximately 15 inches (Close, 1970).
The prevailing winds for the entire county are westerly to
northwesterly due to the predominant climatic influence wh
is the offshore Pacific High.
The other influential wind pattern which periodically pre- dominates in the county is the easterly Santa Ana conditic
This condition produces two or three-day periods of hot,
dry desert winds.
The afternoon temperature inversion height, the altitude E which pollution is trapped, is 2,000 feet for the San Dies
Air Basin.
approximately 800 feet and is approximately 1000 feet in t
summer. The mixing depth in the winter, therefore, changc approximately 1,200 feet. In the summer, it changes 900 feet. The greater change between the morning and afternot mixing depths increases the ability of the atmosphere to
disperse pollutants.
communication with Hal Brown, APCD, 8/28/79)
B. Existing Air Quality. The air pollution monitoring station nearest the project area is the Oceanside station
The next closest station is in Escondido. Table 3-7-1 sh the number of days that pollution has exceeded state and
federal standards at these two stations. Table 3.7-2 est the number of days that pollution has exceeded standards
the project site, based on its distance from those statio
Air quality in the San Diego Air Basin is at times influe
by emissions to the north. pollution from the Los Anyeles Air Basin out to sea where
drifts south and is blown ashore again into San Diego
County.
3.7.2 Potential Impacts
The proposed project would generate the following increa:
0
800 F, and the average low temperature in the winter is
The morning inversion height in the winter is 0
(Information obtained in personal
Santa Ana winds have blown
e emissions at completion:
rc LIT3 oc 3 15 OU
0, 1 rl
c
s
h 2
--+-I EE
a> 0
OM m Lorn m
h WE OE E UJE y: 22
d-ccn de mk -m a.5 mm \ m\
Da DG >a rnh dca- >a
a 03
b 0
w\ o\
to
0 ?& DE E E DE
in El p: rU k
Lt rQ 4
GJ 'e a 4 f>c a om
ZI) 9 til 4 p: h milt, UO a 4u rrl FW t) 'X IJ
4J 0
*cl a
rt 0
I k .iJ c I 01
0 I u
r: 0
I
1 + b.
0 0 ut
4
u -I4 4 k
n 3
4 uo 6
T! a cc, I >i 2 GJk tr
CZ -u
Ul 0 a
k 4 (5 3
rb
-4
X
-
f
0 0
b 25 . 0 - *
r --- visibiiiry to 10 1
nile; vinen tire
relztive humidity 1
i I I
is ioss than 701; . f
i i Days
I ' I-hi L 25 pphm
(470 ucirn3) I i
1976
Daze 'I ELaxim
It?, 2 xi mum
H!WS 1 :-hour
! Fpnn 7 - 25 ~phm !
7 077 i -1976 , I 1977 i 7976 I 197' I
i 0
I 9 I S.D. Gov.*ntown i
i I 1
0 01 0 f22122 I 12m
I 14 i 16 l 31 1 31' 1 12/t4/ i 7 i
.i i Bruwn Field ... ,
7 2/6/7 jo ! 0' 0 1 0' 16 1 11' 1
Days
6-9 zm> 24 p~hm Maximum 1-Hour
(1 60 ug/m3) whm
D:
M3;
i 976 1977 1976 1
a 1 285 E9a j t23 I 11 I
I Escondtcio 1 256 1 L03 55 i \ 44 t 01- i i 1
1
( I S D.Downrown 1 26aa ! 65 1 1: i SOa I i 34 0
i I Oc~ansldP/~lS~ i 45 t I d2 i’ I 243 1 222 1 132 -2 1 i(;srny &??sa
81
‘q
4 %s\.:n Field i
1 i
I 1. ’ i5 \ 100
17’ 1 i 16
I
37b I 74
I-Hour Av~ =. 35 ppm
(40 ug!n3) I
1977 . 1976
I 8-Hou: Avg IZ-HCU: ~vg 1 ' 9 P"- ' 19 ppm i ax. I-fiour
(IO vgim31 ('1 1 uolm3) I PPrn 1 h:: t
197; 1977 1976 1 1977 1 1976 1 1377 ' 1076
t 11/15;
I [ 'l I I
I i Escondico
imr
i i
C' 1 0 1 i7* ! 17 i 7j O2
! ! j S.D. Dovmio:;ln i 11/30;
i
i i I
i !
-b
iJ
0 1 $1 0 ! ob i 3
! ! Brown iisld 0 I Cb !
12/04/
t'ts:.
I-hr 150 pahm Days 3-h: 2 5 p$m' I-hour
(i305 ~g!;n3) > 50 pphm I (105uglrn3) FPhm I
Days
1977 1976
I
Days 24-hr I?.I ax i m u m
1977 I976 1977 1976 1977 1976
!
i
I I io ! S. 0.3 o:vn :own i 1 O/OiOI 'OiOi5 Igi I
C .:L' Ko,arny F&sa . ,,. I i
% Sam?les>
260 uglrn3 %Hour
b.%x i m u m i o/c Szmp!es L % Samples >
100 ug'm3 7 59 ugirn3
Dzte
I4axir
1976 1 1977 5976 1 1977 1276 1977 1976 1377 19:
I I I I i 1 ! \I STATION
r
1 10' ! I *I i c:nutz vis;a io! joi I 1 ! 0 i 0
3.7
The inpacts of these emissions on the Sax Diego Air Basin
lines. would be constructed elsewhere in the North County to meet
market demand. Therefore similar amounts of emissions would
be added to the Air Basin anyway.
Because the project is already developed and contiguous to urbanized areas less emissions will result from shorter vehicul
trips hinterland than if properties were developed.
3.7.3 Mitigation and/or Alternatives
0 are difficult t9 detezmine, Emissions to not respect property
If the project was not undertaken, similar development
As noted above, Air Quality is a regional problem not
confined to or totally mitigable within the Redevelopment
Area. Quality Strategies for the San Diego Air Basin (RAQS) incl
A.
B. Maximum use of carpools and "vanpools".
C. Increased standards and their enforcement for fixed
Regional solutions called for in the Regional Air
Extension and maximum use of public transit.
emission sources.
Multiple use of land to reduce trips. D.
The proposed Redevelopment Plan is designed with the
heaviest density areas closest to the commercial/
provision for bicycle, pedestrian, and facilities within
the project, connecting with City-wide networks.
3.7.4 Analysis of Significance
The following mitigation measures are recommended to furtl minimize the generation of emissions within the project:
A. Locate and design bicycle, pedestrian and facilities within each subdivision or site development plan in such E manner that their everyday use for transportation is encoi
B. Install bicycle racks and facilities in the commericz
center, parks, and similar areas to encourage the use of 1
transportation mode.
C.
project in such a manner that the use of transit is encouraged.
e
recreational center. The proposed Plan also includes
Locate, design and improve transit stops within the
0
3.u.1 3.8.2 3.8.3
3.8.4
3.8 NOISE
3.8.1 Project Setting
Stationary Sources.
stationary noise in the vicinity of the Redevelopment Area.
Mobile Sources. Vehicular traffic is the primary source of
noise generation within the study area. However, at present
AMTRAK operates six daily passengerkrains from San Die90 to
Los Angeles.
through Carlsbad daily.
from the locomotive (and its component systems, such as exhaust devices and cooling fans) and from the interaction
between the rail and train wheels.
3.8.2 Potential Impacts
An increase in noise due to anticipated increase in
vehicular traffic -
3.8.3 Mitigation and/or Alternatives
Buildings to be constructed within the project area should
be designed to provide adeqaute protection from noise genera
from mobile sources.
3.8.4 Analysis of Significance
There is no significant source Of
Additionally, three freight trains pass
The majority of the noise emanates
'When projected traffic volumes become available a noise level analysis, based on those estimates, will be
conducted.
3.
3.
3,
3-
3.9 BIOLOGY
0
3.9.i Project Settinq
It is unlikely that any valuable biological resources
exist within the project site.
been developed since the turn of the century and is
presently heavily urbanized.
3.9.2 Potential Impacts
None.
3.9.3 Mitigation and/or Alternatives
None.
3.9.4 Analysis of Significance
There should be no significant impacts on biological
resources resulting from the project.
hluch of the area has
0
a
3.10.;
3.10.:
3.10.1
3.10 PALEONTOLOGY/ARCHAEOLOGY/HISTORICAL
3.10.1 Project Setting
There are no known archaeological or paleoneological
resources within the project.
3.10.2 Potential Impacts
None.
3.10.3 Mitigation and/or Alternatives
None -
3.10.4 Analysis of Significance
None.
3 -1
3.1
3 -1
3.1
0
3.11 LAND USE
3.11.1 Project Setting
The primary existing land uses are residential and com- mercial, which utilize a combined total of 88 acres or
43% of the area. Of the total acreage only 16 acres of
vacant land remains. (See Fig. 3.11-1). The following table summarizes the existing land uses and acreage,
EXISTING LAND USE SUMMARY
Land Use Acres Percent of Site
Residential 49.99 25% Retail Commercial 12.74 6%
Service Commercial 25.27 12%
Manufacturing 3.17 1%
Public 14.00 7%
Quasi-public 23.30 12%
Streets & Alleys 60.00 30% 0 Vacant 16.07 - 7%
Total 204.00 100%
The Redevelopment Plan provides for new development and intensification of existing land uses, including commerci
professional and administrative and high density resident
uses.
3.11.2 Potential Impacts
New development and expansion of existing land uses would produce higher density and differing building prof i within the study area.
3.11.3 Mitigation and/or Alternatives
Proposed expansion and/or new development land uses woul2 be required to comply with the Redevelopment Plan.
3.11.4 Analysis of Significance
The intensification of land uses in conformance with the
Redevelopment Plan should not create any significant advc impacts. 0
COMMERCIAL AWEW
Fwd COMBINATKIN DISTRICT (RM, RMH,Rc I
HIGH DENSITY 2 ESfDENTIAL
EXISTING ZONING
R- P residential - professional
__---___--
.............. ..............
Existing General Pian
................ ................ n ............... NlEGH30RHOOD COMMERCIAL
GOVERNMENT
LOW iMEDIUM DENSlN
3,
3.
3.
3.
0
3.12 AESTHETICS AND UNIQUE PHYSICAL FEATUIiES
3.12.1 Project Setting
The Village Area and the adjacent residential and com-
mercial areas have an overall crowded and aged appearance
Many of the structures are suffering from physical deter-
ioration as well as architectural obsolescence.
In contrast, the paxks that are located within the projec
area offer a retreat from the urban core and generate a Visually appealing and restful atmosphere.
3.12.2 Potential.Impacts
The Plan, if implemented, will enhance the visual
quality of the urban core.
3.12.3 Mitigation and/or Alternatives
None e
3.12.4 Analysis of Significance
The plan provides for the revitalization of structures thl have lost their visual quality. Provisions have also bee]
made for the addition of landscaped areas and open space which are presently nonexistant. The renewal plan will
generate an aesthetically pleasing and appealing atmos-
0
phere if implemented.
0
3-13. 3.13, 3-13,
3 t I3 CO1'QQUNITY SOCIAL FACTORS
3.13.1 Project Setting
Demography. The project area, as noted in the 1975
mid-decade census, contained approximately 20 percent
of the total households in the City. At the time of the
census, it should be noted that 36 percent of the households
with a total income of less than $10,000 were located within
the proposed boundaries.
isolation, it was fcund that 69 percent of the area's
population earned less than $10,000. This is significant
when viewed in light of the fact that City-wide, only 38 per cent of the households had incomes within the same range. Additional analysis found that 22 percent of the total
population in 1975 was over the age of 55. Normally, a
higher incidence of senior citizens is found close to a
given City's central business district than is found pro-
portionately on a City-wide basis. However, in the City
of Carlsbad, the census does not bear this out. In fact, the project area contains seniors only to that proportion
found City-wide.
3.13.2 Potential Impacts
A. An increased mean income in the study area could
result from implementation of the plan.
B. An increase in available housing for middle-income
families could occur.
C. The project would provide temporary employment oppor-
tunities during new construction and revitalization of de-
V7hen the project was viewed in
clining structures.
D. An increase in employment opportunities within the
CED would result, due to the expansion of office and com-
mercial uses in the area.
E. The implementation of the plan could cause the dis-
placement of persons or establishments occupying blighted
and/or incompatible buildings.
3.13.3 Mitigation and/or Alternatives
A. None.
B. None.
C. None.
/
- L-4
D. The rene17al and construction of middle income
multi-family dwelling units and comiiercial buildings will be enccurayed.
E. If needed, relocation assistance will be provided by
the Redevelopment Agency of the City of Carlsbad ais
x-equired under Section 33000 of the California Health
and Safety Code and in conformance with Government Code
Chapter 16, Division 7, Title I.
3.13.4 Analysis of Significance
The plan, if implemented, will promote a socially balanced
community and provide an increase in employment oppor-
tunities within the study area. significant, negative Social impacts resulting.
There should be no
3.
3.
3.14 COPIXUIUNITY TAX STRUCTUFtE
3.14.1 Project Setting
The City of Carlsbad's tax effort in 1978-79 was governed
by the content of the recently enacted Proposition 13
provisions.
code area 9000.
The auditor and controller of the County of San Dieqo has
prepared a report entitled "Carlsbad Redevelopment Agency
Village Area Redevelopment Project/Base Year Assessment Roll; Report Per Health and Safety Code 33328".
The chart below depicts the impact of the project upon a1 taxing agencies within tax code area 9000.
0
The Village project is located within tax
3.14 TABLE I
TAX REVENUE IMPACT ANALYSIS
Taxing Total Taxing Total 1st Year Redevelopment Age
Agency Agency Revenue Redevelopment Revenue as percen
Agency Revenue Total Revenue
0.011 8 $ 104,322 $ 12
158,682 661 0.42 Carlsbad
Unified
Schools 330,585 986 0.30 Community
College 192,512 138 0.07 Special District
Tr i-C i ty
Carlsbad
Bond 11,395 33 0.28
@n:;':f
Hospital 244,273 267 0.11
II (1 52,754 163 0.31
I1 I1 120,978 376 0.31
Prop. 13 315,019,993 26383 0.01 0.28
CMWD #1 96,683 272
46,601 132 0.28 CMWD #4 Metro
Water Dist. 263,632 742 0.28 Co. Water
Authority 140,777 396 0.28
TOTAL $316,783,187 30,461 0.0096 %
3.14.4
The Community Redevelopment Law authorizes a method of
financing redevelopment projects based upon a prescribed
allocation of property within the project is, in effect, fro? at the level existing prior to adoption of the redevelopment
plan, and all overlapping taxing bodies continue to receive
the taxes derived by the levy of the current tax rate against
this frozen base. All property taxes collected each year
after the adoption of the redevelopment plan upon any
increase in assessed valuation above the established base
to the repayment of any indebtedness incurred in the develop-
ment of the project. After all such indebtedness has been
repaid, the total taxes produced by the project thereafter accrue to the respective taxing bodies in the usual manner.
3.14.2 Potential -Impacts
A. Revitalization of deteriorated areas and new developmenl
within the study area will raise the assessed vaulation
of properties,
B. On a short term basis, because of the redevelopment
project, the increased income derived from land improvements will not be realized to the taxing agency until the repaymen-
of any indebtedness incurred by the redevelopment project
has been implemented.
3.14.3 Mitigation and/or Alternatives
Application for Federal Funds, Community Block Grant
and/or Revenue Sharing Funds could be made to reduce the
short term impact on the taxing agency.
3.14.4 Analysis of Significance
The redevelopment of the study area will cause an increased
assessed valuation of improved properties which will provide
a larger tax base in support of the community once repayment
of any indebtedness is fulfilled. It is unlikely that any
long term adverse impact will result.
level may be credited to a redevelopment agency and pledged
3 -15
3-15
0 3.15 CiiLTUkhL FACTORS - SCHOOLS, PARKS, RECREATION AND
OPEN SPACE
3.15.1 Project Setting
Schools. The project involves three elementary school attendance boundaries: Jefferson, Pine and Buena Vista
Elementary. This site is also within the boundaries of Carlsbad Junior High and Senior High Schools.
Listed below by district are the present enrollments and
capacities of schools which serve La Costa.
SCHOOL ENROLLMENT CAPACITY
Carlsbad Unified School District:
Valley Junior High 510 783
Carlsbad High School 1468 1367 Buena Vista Elementary 428 583
Jefferson Elementary 424 Data not avai
Pine Elementary 344 Data not avai
It should be noted that capacity enrollments are tenuous
and subject to considerahle fluctuation as the number of portables and the program type changes at the school 0 in question.
3-15.2 Parks and Recreation
The Village Area is located in park in lieu district I and
There are 5 parks in this area. They are: 1) Maxton Browr
Park, 2) Maxton Brown Extension Park, 3) Magee Park, 4) Rc
Park and 5) Harding Street Community Center.
Acres Improvements
Maxton Brown Park 1.4 3 concrete picnic
4 benches, 1 drinl
fountain, Landscal
trees, shrubs, tu1
Maxton Brown Extension 2.1 Landscaped (defunc
resevoir site, ptu station
Rotary Park 1.0 5 concrete picnic
3 benches
1 drinking founta
trees, shrubs, tu
Harding St - Community Center 1.5 3 buildings (seni
citizens center,
meeting room, aud
& kitchen) office
landscaped
0
3.15
3.15
Magee Park 2.2 Horseshoe pits, shuffleboard courts
drinking fountains,
5 picnic tables, 6
park benches, 3 historical buildi parking lot, meetin house, landscaped -
trees, shrubs, turf
3.15.2 Potential Impacts
A. The plan will.encourage new residential development
which could generate additional school-aged children.
B.
a greater need €or additional parklands in the area.
3.15.3 Mitigation and/or Alternatives
A. In order to provide the necessary facilities for new
students anticipated with the development of the project
area, developers will be required to enter into agreements
with the district to provide necessary funds as required
by the Board of Trustees of the Carlsbad Unified School District.
B. The continued growth of the Carlsbad community require
a continuous planning effort on the part of the local schoo district in order to meet both near and far-term enrollment The district is actively involved in such efforts and will
continue to assess developers in order to provide necessary
services.
C. Provisions for parklands by developers would mitigate
further impact on available parks in the area.
3.15.4 Analysis of Significance
Complaince with the mitigation measures will result in an insignificant impact on schools or parks in the project area.
If new residential development occurs it would create
I.
3.
3.
3.
3, a
3.16 EEALTH AND SAFETY - FIRE, POLICE AND SOLID WASTE DISPOSAI
3.16.1 Project Setting
Structural deficiencies exist in the older structures located within the project area. In some instances, the: deficiencies are the result of aging, while in other in-
stances, they are the result of inadequate construction c
alteration over the past life of the structure. There
appear to be buildings sited and located in such a way
so as to prohibit effective alteration or expansion to accommodate the volume of trade which would justify
continued existence in the urban core area.
Fire and Police. Fire and Police protection are providec
by the City of Carlsbad. The nearest stations are locatc
at Elm Avenue, east of Pi0 Pico, and east of the project
Solid Waste Disposal. Solid waste disposal service for i
project area is provided by Coast Waste Management.
3.16.2 Potential Impacts
None.
3.16.3 Mitigation and/or Alternatives
None.
3.16.4 Analysis of Significance
0
The removal or restoration of deteriorated structures wi
provide a safe environment within and surrounding the
buildings.
Fire and Police protection and the Solid Waste Disposal
service should have the capacity to service the study arc
No significant adverse impacts concerning health and safl in the project area are anticipated.
0
3.17.
3-17.
3-17.
3.17 UTILITIES AND ENERGY
3.17-1 Project Setting
Gas and Electricity. The San Diego Gas and Electric Compan]
presently provides gas and electric service to the redevelo] ment area. Electrical power is generated by fossil fuel anc provided by facilities in and near Carlsbad. An evaluatioi
of additional service required for new development will be
provided in specific EIR's.
Water The Carlsbad Municipal Water District services the
redevelopment area'with potable water which is imported fro1
northern California and the Colorado River. At present the1 is no shortage of water within the City.
Sewage. Sewage treatment facilities are operated by Encina
Sewage System.
City's anticipated growth for redevelopment throughout
the life of the Redevelopment Plan.
3.17.2 Potential Impacts
If a significant increase in demand for water, electricity,
natural gas, or sewage treatment occurs, the resulting impacts will be addressed in specific EIR's,
3.13.3 Mitigation and/or Alternatives
If impacts occur, mitigation and/or alternatives will be
discussed in specific EIR' s .
3.17.4 Analysis of Significance
It is anticipated that Carlsbad will
ultimately acquire enough capacity to provide for the
Water, sewage, gas and electric service is currently provided to the area. Proposed increases in services
will be evaluated before they occur.
4.0 UNAVOIDABLE ADVERSE ENVIRONMENTAL IMPACTS
Section
Implementation of the Redeve!opment Plan will not
create any significant geologic related, adverse impac
3.2 Impact on existing drainage patterns is anticipated t(
@ 3.1
insignificant.
3.3 At the present time no significant impact on ground w1 or water quality would occur if the plan were implemei
3.4 No adverse effect on mineral resources should result.
3.5 No significant, negative effects on land form are
anticipated.
project will occur.
3.6 An increase in traffic on streets in and adjacent to
3.7 An increase in emissions produced by mobile sources w
result due to increased traffic generated by the proj
3.8 Noise generated by motor vehicles will increase, in a
adjacent to the project area.
3.9 Impact on biological resources will be insignificant.
No adverse effect on paleontological, archaeological
historical resources are likely to result. 3.10
3.11 No undesirable impact is associated with the proposed
use policy.
3.12 Adverse impact on the aesthetic quality of the study is not expected.
3.13 An insignificant impact on the areas social well beir will result.
3-14 At the present time no adverse impact on the communii
tax structure is anticipated.
3.15 The plan is not expected to create any further impacl
on the cultural factors in the area-
3.16 An increased demand for police and fire protection
and other community services will occur in the area due to increased population density.
3.17 There will be an increase in the use of non-renewabll
energy producing resources due to increased density of the project area. 0
5.0 ALTERUATIVES 'PO THE PROPOSED ACTION
A. A no project alternative would result in the futher
deterioration of the urban core as well as jeopardizing th
social and economic well being of the residents and com- mercial establishments in the area, If the project is
not implemented, conditions as cited below would manifest
within the study area.
An increased demand and need for open space,
A continuing decline of the business climate in the
central area.
Erosion of the social and cultural environment as wel as aesthetic quality.
Continuation of the present vehicle/pedestrian cir- culation patterns which inhibit satisfactory relation.
ships ,
B. A redevelopment plan, characterized by
complete building clearance, the resubdivision of land, and the rearrangement of street patterns could be effectua.
in the project area as an alternate course. However, a fu
redevelopment program wzs considered extreme and not to be in the best interest of the community. Such an extensive 1
gram would create the total disruption of Carlsbad's urban core and tend to destroy the character and design of
the central business district. Further, the financial con-
siderations involved in total land acquisition and clearanc
would be prohibitive, far exceeding the revenues that coulc
be derived from a frozen tax base. Therefore, this type oj redevelopment plan was rejected as a viable approach,
C, A low-key redevelopment plan could be implemented as an alternative project. This type of "face lift" program would be accomplished by refurbishing store fronts and providing street furnishing's, landscaping, and street
improvements where feasible. and business climate would be improved, but to a limited degree only. The main goals and objectives of the proposec redevelopment project would not be attained if this action
were effectuated. No substantial strengthening of the urban core would result from this type of project.
The areas aesthetic quality
G.0 THE RELATIONSHIP BETIPEEN LOCAL SPORT-TERN USES OF I~TAE'S
%CVIRO!th!E:NT AND TIE i.;RINTENAljCE ]&~~fl~$j~p~~ e LONG-TERN PRODUCTIVITY.
Short term effects, if the propose2 plan 2s implemented,
would include increased traffic and noise associated with con-
struction operations.
The long-term cumulative adverse effects of the proposed actio]
would include increased population density, increased traffic and noise generated by the commercial and residential develop-
ments, commitment of existing vacant land to development and the use of non-renewable resources.
Delaying the proposed action could result in the further declir
of Carlsbad's center city.
Implementation of the plan could provide the overall enhancemer
of the project area and the renewed productivity of Carlsbad's
Business District.
0
0
7.0 IRREVERSIBLE ENVIRONMENTAL CHANGES WHICH WOULD BE INVOLVED IN TEIE PROPOSED ACTION SHOULD If 52 Ii?!PLE!.iSi';TED.
A. Use of existing vacant land for development will eliminate its long range use as open space.
B. Material resources used in building and refurbishing
will be committed and reduce their availability in the
near future.
8 - 0 GROWTII-INDUCING IMPACT OF THE PROPOSED ACTION
The Plan, if implemented, would increase the productivity of the CBD and could create a demand for additional commercial,
office and residential development in and near the study area.
As a result, the new devclo2ment would increase the demand for
community services and public utilities.
0
0
0
9.0 1NDlVIDtjAI.S AND ORGANIZATIONS CCYSULTiCD
1. City of Carlsbad, Sngineering Department
2. Larry C, Dossey, City of Carlsbad, Engineering Departme]
3. Mike Zander, City of Carlsbad, Planning Department.
4. Charles Grim, City of Carlsbad, Planning Department.
5. Jack Henthorn, City of Carlsbad, Redevelopment Departme
6 L Andrew Aitken, City of Carlsbad, Redevelopment Departme
7. Hal Brown, Air Pollution Control District.
8. Carlsbad Unified School District.
9. Doug Duncanson; City of Carlsbad, Parks & Recreation,
SELECTED BIBLIOGRAPHY
Carlsbad, City of
1975, Special Census
1974, General Plan, Noise Element
0
Geologic & Seismic Safety Element
Public Safety Element
1978, Amendment to General Plan
1977, Village Area Preliminary Redevelopment Plan.
Comprehensive Planning Organization
1978, Series IV Population Forecasts
1978, Areawide Water Quality Management Plan.
San Diego County, Air Pollution Control District
1976, Regional Air Quality Strategies for San Diego Air Ba
1978, Revised Regional Air Quality Strategies.
1974, Regional Emission Inventory.
Duncan and Jones
1971, "Preliminary Analysis of Problems and Issues: the
Inner City" (.
San Diego County, Auditor and Controller
1979, Carlsbad Redevelopment Agency Village Area 0
Redevelopment Project I, Base Year Assessment
Roll; Report Per Health and Safety 33328.
0
PUBLIC COMKENTS
ENCINA JOINT POWERS
200 Avenida Encinas Carlsbad, California 92008 Telephone (714 4
2 ,I z c E ;“cT E j-j
SEF 13 1919
CITY OF CARLSEAD
September 11, 1979 Planning Department
Mr. Andrew J, Aitken
Assistant Redevelopment Coordinator
City of Carlsbad
Carlsbad, California 92008
Subject: Village Area Redevelopment Plan
1200 Elm Avenue
Dear Mr. Aitken:
The draft Environmental Impact Report concerning the Village Area Redevelop-
ment Plan forwarded by your letter of September 4, 1979 has been reviewed.
Based upon the data contained therein, no adverse impact upon this facility
appears to exist.
Sincerely,
Z&$&W
R. F. Goodman
General Manager
RFG/mgt
0
EDMUND S. BROWN JR., C - STATE OF CALIFORNIA-CALIFORNIA COASTAL C+2:2$*IISSLON
SAN DIEGO COAST REGIONAL COMMfSSiON 6 6751 1vilSSION GORGE ROAD, SUITE 223 SAN DIEGO, CALIFORNIA 92120 - TEL. (714) 280-6992
-3 7 .n -\:. _- ,. -r :.T; -77 b q -~ Id! $* 3 L ‘“
fly 3 0 1979
p+-+?lz Q2:3riw.:’jI
3 .tY --
September 27, 1979 <. .,
ciT)/ OF ~fi~~~~~.~~~
Mr. Jack Henthorn, Redevelopment Coordinator
City of Carlsbad
1200 Elm Avenue
Carlsbad, CA 92008
Subject: Village Area Redevelopment Plan- draft MEIR
Dear Jack :
Thank you for the opportunity of commenting on the Draft Master Environ-
mental Impact Report for the Village Area Redevelopment Plan. The under-
lying assumption for all our comments is that the Village Area Plan will
at some point be incorporated into the Local Coastal Program for the City
more detailed EIR’s will be prepared for individual developments within
the project area, and that these more detailed environmental reviews may
well respond to the concerns raised in our comments. Therefore, our com-
ments on the draft MEIR will be brief.
The DraftMEIR mentions the provision of such transportation and circulatior
alternatives as minibus, shuttles, and bicycle facilities. However, it is
not made clear whether or not these alternatives would connect with beach
access points. We would urge the City to examine closely the feasibility
of including beach access stops or routes within any proposed alternative
transportation system.
Our final comment has to do with the issue of low-and moderate-cost housin!
The Draft MEIR states that the Village Area Plan would increase the avail-
ability of housing for middle income individuals and families.
as the Commission staff, fully support such an objective, more precise
information as to how this objective would be achieved will be necessary
to satisfy the requirements for the LCP.
Of CarLsbad, We also feel it is important to acknowledge the fact that
While we,
Should you have any questions regarding our comments, or the application
of the Coastal Act to the Village Area Plan please contact me.
Sincerely, ,-’ p&77,,g7@g&&.- .. .,I’ / 1s- &
Michael I, Kennedy 81
Chief Planner Y
MIK:mb
,/,
CA RLS BRD MUNICIPAL WATER DIS7
e
5 '-5 -7
September 28, 1979
I; r- 7- t, I>. !, ! <~ - 1Q7a ,' . 4 Mr. Jack Henthorn,
City of Carl sbad 1200 Elm Avenue Carlsbad, CA 92008
Subject:
Dear Mr. Henthorn:
Thank you for this opportunity to evaluate and respond to the subject report that is a part of the City service area - City Water Department, and a part of this Water District.
Basically, we would comment to you that the EIR makes a very brief commentary
upon the impact of the redevelopment program upon the public watEr supply of
the redevelopment area. Inasmuch as there is a potential for an increase in the level of land use within the redevelopment area, t.here must be pursued a detailed analysis of the impact of the increased land uses upon the existing water system of the area and an identification of the changes that must be made to accommodate this more intensive land use. The Carlsbad Water Distric in turn would look at our water system capability to assimilate the increasec demands from the redevelopment area. The report talks about "potential impac being addressed to in specific EIR's; however, we would be of the opinion thz a17 of the public utilities would want to be discussed in specifics at the ti the enti re redevelopment area is analyzed.
We believe it would be timely to convene a conference with your department ail the city later Department to develop a study program that will respond to the questions that the Master EIR have raised.
Very truly yours,
Redevelopment Coordi nator
Draft Master EIR - Village Area Redevelopment Plan, City of Carlsba
0
..
7
Jack, Y. Khtjota, Acting General !Gager
JU;: jlw
i ;I I; /i
-.. . .-. ~-, __.. _- . . .-e .._-
a
,
'--. '.,
... .I.,._ ....-. .,.
11.0
11.1
1. paragra2h 2.
City of Carlsbad response to public comer,ts.
San Diego Coast Regional Comz,ission
The proposed circulation system will eytend beyond the boundaries of the Redevelopment Project Area as noted in
Section 3.6. The circulation system will transition at the major access points along the beach area as indicated in
Section 3.6.4.
2. paragraph 3.
There are provisions for increasing the availability of
housing opportunities within the goals of the Redevelopment
Plan, but the majority of residential development lies out- side of the boundaries of the Coastal Zone. However, those
areas that remain under the jurisdiction of the California
Coastal Commission will be addressed in the housing strategy of the Local Coastal Plan.
11.2 Carlsbad Municipal Water District
1. paragraph 2.
Any alteration or intensification of existing land use patterns
are strictly guided by the City General Plan. Because
the Redevelopment Plan does not purport any deviation, or
alteration of the General Plan there are no significant impacts
anticipated from the plan on the water system. However, as noted in Section 3.17.2, if a significant increase in demand
for water service occurs due to development, the resulting
impacts will be addressed in the individual development's
specific environmental impact report.
0
APPENDIX 1
0
e
EXCERPTS *
FRO??
COMll JN ITY DEVELOPMENT PLAN
PREPARED BY
GORDON WH I TNAU c ASSOC I ATES
as57
* Complete report is on file with the Carlsbad office of Housing and Redevelopmen
.i
1.
.-. {’ ..
. , .. I. r- c\ .\ ;,.4 ;: 3 \j ;! : r: ”‘“.:i?.J i‘; -:* ‘s ..;? ;a Fl -\ .Vi ;/ ;i ,~ *1 t : ‘i ‘a - . j$; ;jJ :.J g 8 ‘$ i!J $m
11 A
I!
L l;r :,-“A ij \ i, i! 3
i
A REPOX? ON THE ElE,%BH75
OF A
MASTER PLAN
CABLSBAD
I CALIFO3MiA
GORrnN wn,rxar
COHSUL
LOS ANGtLES,
19:
2 232 ?J 2 !-;s p.yEN.1 -3 2 g .+S?h 24 x ;2 ,- I, 3 AL c ?z -J \-* 1 i = LO,< - -
The rcdwelopment plan for the cammexi?! center of Cdrts5acl. shown foUowing
pd~e 2d, ij spncific only in ihdi i! ic!>nfi:iej !i?c iicd. ine Icsicjn iisdi i:: o?ki>d
more as ji means of presenting certain basic principles rafiier than to suggest the specific
patteril that should nxtssarily b- employed. Several c_rood designs might he devised
thit wsuld provid2’the City wiih a modern, ujeiu! and stahle business center capahlp
of permanently providing the service needs of pa:rons that wilt exceed tn number the
ulfirnate residents of the City itself.
-,
Adequate parking facilities for automobiles are essential. 5ut adequacy is not
measured a!ox by quxtity. The size, shap?, desisi1 and location a: parkitrg facilities
in relation to the business to be served are equaliy important. The grouping of busices
establishmsnts is extremely important. The enkire project must be so designed as to
cater to the safely and convenience OF tfe patron. Pairans who arrive <tS passe:rgers
become pedestrians before fhey become patrons.
She original growth of the business area of Carlsbad vias coxnpticated ,by the
railroad which separated the principal concentration to the east from the ribbon de-
velopment along Carlsbad Boulevard on the west. The latter was largely induced by,
and catered to, the travelling public along what was formerly Coast Highway (old 101).
Business development westerly of the tracks now becomes marginal, and will probably
be utilized in large part to meet the needs that relate to the beach. Except for in-
adequate parking, the existing land pattern of this section can serve those peed5
reasonably well.
The business area easterly of the tracks is in the most logical location to accom-
modate the major commscial center for the CiFy. The opening of the Freeway has
given emphasis to the importance of this location. it is flat, it has both length and
breadth with adequate dimensions in all directions and, above everything else, it is
at the focal point of the street and traffic pattern that will make it most conveniently
accessible from all parts of the City. Compactness, as distinguished from elongation,
is essential for a successful business district.
Aithough this area is excellently located, it presently lacks the following major
essentials: (1 1 appropriate street pattern and property divisions, (2) sufficient off-street
parking facilities, (3) sufficient depth for a shopping center, and (41 a good selection
of merchandise,
The fourth item above is not primarity a planning matter, but it does represent
an important element which cannot be well provided unless the area is properly de-
signed to best serve the needs of merchandising. ltem (4) represents an opportunity
for the Chainbsr of Commerce to promote, once the City provides an attractive S~tsi-
ness environment. Therefore, the City must take the initiative.
It has already been stated that mere quantity of parking space wilt not completely
meet the needs of a commercial district. Patron behavior has been analyzed many times
and in many places, and it has been revealed that the distance between parking fa-
cilities and business to be served is a vital factor. Patron walking tolerance is sur-
prisingly limited. As distance between business and parking increases, parking facilities
become less attractive and less used. For patron’s use three hundred feet is tire maxi-
mum distance that will be willingly tolerated between parking facilities and business
enterprise.
23
..
?!?e !>;G+, ;vcc*c;Fu~ c,.,d<rn LLs:Sn;?d 5 .. j ;rc -.--%- y.-.-.,*-. -c--. J’j.-t. L,LLT’4-? c: _. .ii:c
b.jsinei: sites and service faci1ifies such as Off-5f:es.f parking Jnd !Oading 5;>.3Cei arc
designed in proper relation;hip. it is geornetr;caliy impossible to create- a succesful
shopping center on land that hx already S2an braLen up lo:o th? SridPc,:? p;rlt._m ciF
: shr?ts and many srnaii 13ts. Carisbad’s business disirict is made up eniireky of such
types of streets and lots so *that, in ifs present form, thi City cannot provide a business
cen!er of tha typ? it is en:i!!ed to hava and which i! wilt seriously need--hence re-
dcvelopinent. Redeveioprnont, in this case, means I;!zraIiy the con;oIicIating of at! th-
“.e
L many fragments and the redesign of the property into modern Corm.
The stabilization of a business center is as important to a city as it is to
the individual business establishments of which it is comprised. 6usiness properk!
normafly represents a substantial portion of the tax base of a city. Residential weax
are seldom self-sustaining tjx-wise. This deficiency can be met indirectly by the resi-
dents through the concentration of their purchasing power in a high-capacity LusinesL
center. This offers good reason for a city to &a whatever is practical to establish a
stable business area that will nsl only place the city on a firm tax foundation, but thaf
will make it self-sufficient in other ways too, in that all of the needs of its residents
can be provided at home. If these services are not provided at home, the purchasing
power will go elsewhere, and so too will go the tax-creating power of business.
Sales tax figures for Carlsbad are not availabi? because of the City’s recent in-
corporation. But from such fragmentary evidence as has been secured, there is serious
question as to whether the existing business faciiifii.s provide the full needs of the
cornmunify. However, an analysis of the expenditures for the Carlsbad-Oceanside area
indicates that approximately fifty percent of the do!hrs being spent by the citizens
of Carlshad are no! bein0 sped in the Ciry of Carlsbad. the pofentiiai buying power
that attaches to the existing pcpulalion should support 3 commercial development twice
the size of the existing local retail outlets. When considering the potential increase in
purchasing power by the continuing increase in population, there is justification for
an enlargement and modernization of the business district. People WILL be served
and, if the facilities for such service are not adequately provided locally, it is certain
that the essential services will be secured away from the existing commercial area.
e ..- ’
I :e
The proposed redevelopment project for the ccrnrnercid area, whether it follows
the design submitted herewith or some other form, will necessarily require recourse
to redevelopment proceedings. Basically, this will involve the acquisition by a special
pubk agency of all of ths properties included within the project. Specifically, this
would be done by a redevelopment agency as provided for by law which would oparate
in behalf of the City, but not aj the City. The major financing is nof a city obiigation, and
therefore is no burden upon the City’s tax structure. The redeve?oprnent agency may
borrow money, the security for which is largely the lands involved in the project
plus possible Federal aid. The cost is further offset either partially, or completely, by
the increment in value resulting f:om the redesign of the land and greater altractiveness
10 merchand;sers and patrons alike. A related feature is the avihority for the redevalop-
menf agency to enter into coniracts in advance of th- cornp!etion of the project for
the ufilization of the lands that will result. It will be possibls under this authority for
present owners, should they so desire, to contract in advance for the acquisition of
businass sites the equiyaltnt of those which they presently pojsess.
24
.- 0
1 ILJ [UJ '4 _----
5 TA TE STREET
*osIT:oH~ UULDLNGi
L PARXING *a€-
t$?+Hs\+*mww w-&mA<U<$l
@LLA\"L\'.:L\''\\ ~'''.''Xq
ADOlllMU BUhDms
L PARCHC. *=AS
MA Dl 5 ON STREET
-_ ](77= ~ .-_. - --.- . -- . . _--- --.-_ -...- _.
WIL Yrt __ - \cw--- - ,q 111 - e- LEGEND REDEVELOPMENT
-.I".g
[=3 EUS1:NG BYlLDLYCS COMMERCIAL CENTER PLAN TO REMAIN
Onc2 fhe prspcriy haj fim wqiired and r?$Anr\.ed, a:id nptg .C;\,z: afl2 b rlew
pub!;c ~JC;!~;PI made ava;labl- in the form of strce!j, off-s:reet parking, etc., the- re-
sulting business sites must thrreaiter b? mads avai!aSi.- ta ;7;iva!e ent?rp;;rcz to d~vdop
:and use. Tiiz transfer of p3ssession OF such b~sin2;; siies to private errterprise may, by
-3
law, bo accomplished either by lase or sale. The modern trend among businerr enter-
prires favors the lease method, buf that item oh pollc./ ii not pertinemk io fhe prerec:
sfdge Of discu;don. LVh.-fher the bidness sites are conv$yad by sale or tease, the typ~
of occupan~ thereof may be controkd from the beginning through inctuding, in the
instrument of transfer, covenant restrictions exactly 2s is custornarily done by private-
developers.
-.
_.
__
Thz comprehensiveness of such J proiect, nec2ssi:aking as i: does the consoIidatiom
of properly after acquisition, makes of it an undertaking that cannot he accompiishd
privately because all of the property included must be acquired-by compulsion if
necessary-through eminent domain, and only Government possesses this authority-
->
A: The importance of this subject can be approache? from another angle. The ceiting
of business volume is not determined alons by the purchasing power of a community-
Rather, i: is measured by the capacity of thi? business facilities to serve that purchasing
power, and only so much of it can be served as can h3ve ready, convenienk and attrac-
tive access to it. In this modern day this mzans individual transportation and this, in
turn, means adequate, convenient and safs parking facilities. In the absence of these
modern characteristics of business center design, the City must eke out an existence.
from +he o!d-fash;oned bwiness sites that exist. These can never serve to the maximum
and, because of that, they are not attractive to the typ of merchandising and merchan-
disers for which there is a demand in the City.
-.>
I
--,* 1 .,.I.
incentive to businPss development is lacking, b;J! even if it existed the physical
capacity to accommodate business is tacking. This same lack of incentive decreases the
inclination for individual property owners or enterprises to modernize. As a conse-
quence the inexorable process of deterioration sets in until a community finds a com-
merciat slum developing in its very midst.
:. 0
. ..
.-
The basic proposal to resort to redevdopment in no sense represents a radical in-
novation, nor is Carlsbad the only city confronted with this type of problem. One fact
has been well-established in cities throughout the land, and that is that the inevitable
deterioration of established business centers most of which has already occurred, can-
not be arrested or cured by mild palliatives such as gefiing a parking lot here and
there, putting new and false fronts on buildings, or resorting to dollar-day des. This
civic disease is immune to ointments, only surgery will svve the purpose. Much is being
undertaken with this problem by many cities all over th2 country, both large and small.
It repiesents both an economic and a social problem, but it is one that gives promise
of success if bo!dy attacked.
e
-~
The following figures pertain to the improvement and operation of the site after
it has been made available as a result of land acquisi5on and the installation of new
public improvements to fit the newly-designed area.
Land acquisition and proposed public improvements wou1d need io be financed
by the Redevelopment Agency. Accurate acquisition costs are not known. Reasonably
accura:e estimates for land acquisition under eminent domain have been made in many
places over a long period of time by basing such estimates upon hvo factors: .. 25
-stnrw *a %an -
(1 I Tb12 Ixal rl:;o of 2ses:ments for tax pu:po;es to tru? voluei ;ad
(2) The esfmdfing from Iod records of th2 re\ajionship Of the asseszed val~&;on
' Th;s report does not presume to interpret Local facts perkaining to these equalions, Th? purpose of the fallowing analysis is to indicate the degree of attractiveness to pri-
vat2 capita! in undertaking to irnprov+ and operate th2 redevelopnznt area.
The ikrn marked ** under "Estimated Annual Expense" is a variable intend& to
represent the amortizing cost of the Public's share in the redevelopment proiect.
This item is predicated on the presmt trend by private merchandising enterprises to lease sites ratirsr than buy thzrn. If th~ local prefsrence favors privata en:erprise
ownership of sites, thin th5 identification of th- cos? in the following figures shouldr
bt transfsrrd from "lease payments" to the reiirrmenf of capital investment io land.
'0
ob propertis :Q bs acquired $3 ti-,? awards 732: und:r cminRRr $~rp$#n-
Fiscal Analpis
ESTiMATED CAIPJTAL COSTS:
i Professional O*ces--6,000 sq. ft. at $1 2.00 per sq. it.. _..___ ~ -._.___-___._______ ___. $ 96,000.00
Commercial Buiiding-50,000 sq. ft. at $1 0.00 per sq. it .___ __ ________.______________ -....- 60,000.OG~ Parking area paving and lighting ...... ____..__.____.__.___-...- ~ ___.___.__.___._.......____. 500,000.00
Carrying charges during period of consttuehn (1 2 rnonf!ls) .__.---------- ~ -----__---- ~ ~5,000.00
$72 1,000.00 ES'ZiMA'ED ANMUAI. 1NfO;W"rr
Office space 7500 sq. ft. net
af $2.75 per sq. ft .._._______________________________ $ 20,625.00
at $2.25 per sq. ft ____-_______________________ ~ _____ _. i 03,530.00
124,125.00 5% vacancy factor _____________._____._____ ~ ___________ ~ __._ 6.2G5.00
$1 17,9 19.00
Ground lease per annum -.-...-......-.-.-----..----~~~.-. $ 16,274.00
10,824.09
34,000.00
12,830.00
Store spate 46,000 sq. ft. net ai A- '0
$1 17,9 19-00 ESTI;\AAEZI ANNUAL EXPEN5P: **
'Taxes [based on 25% or $164,000
valuation at $6.60 por C) ............ :.....~-~~---
Loan payments [based on 80% loan1 ...-......--.-..
Insurance and upkeep ..-.... _____ ~ .____ ~ __.___ ~ __._ __ ____..
$ 73,898.00 73,898.00
$ 44,021.00
PET RZTURN: BASZb ON CAPITAL liJYESTrWfNT 07;
20% o! building costs. __._____ ~ _._______________ __._____.
construction-? 2 months) __________________ ~ _____
$1 31,200.00
65,033.00
Carrying charges [during pariod of
$1 96,203.00 or 22 % -+
REC6hIMEMDATIQNS
Following are the specific recommendations with reference to estab-
(11 That the area easterly of the Santa Fe Railroad tracks be desig-
(2) That a redevelopment plan be considered for this area and that
lishing an attractive and functional commercial center for the City.
nated as thP commercial center of the Ci!y-
steps b- taken to bring the plan into effect. 0 26
APPENDIX 2
0
* EKERPTS
FP@!
A FRAMEhIORK FOR REMEDIAL ACTION
THE INNER CIp/
PREPARED BY
DUNCAN 8 JONES
JUNE, 1971
0
* Complete report is on file with the Carlsbad office of Housing and Redevel 0
9
-.
A WfXK FOR PiEL:IEs)'LAs, AGTXQ
Carlsbad, Californi;
I
TIiE-l3iiER CIT'
..
June, -197:
-
.. Prepared b;
DUh'Chtt- G JONE!
urban planning anc
design consuf tant:
Berkeley, Californi:
m ihc preparation of this report was financed in part through a
coxprehecsive plznning grcrnt fron the Department of Housing
and Urban Development, under the provisions of Section 701 of
the liousing Act of 1954, as amended, and through the auspices
of the Council cn Intergovernmental Relations, State of
California b
s
1. \-,dL-<*LLL :--- ' "- .
ILL: 2- Frm2i.Joric for 3T..?,dial ActFon
Duncan E; Jones, Urban Planning ;id Dzsign Consultan~s, E L i a- - AUTfiOit:
SUEJECT :
2161 -Shattuck Avenw, Berkele;:, CA 94705
A fxmework for developing policies md action programs in thc
Inner City of Carlsbad 3 Calif orx2a (San Diego County) .
DATE: June, 1971
LOCAL PWWIHG
AGEKCY : Sacrunento, CA 95814 for City oi Carlsbad
SO'cTRCE OF COPIES: Clearinghouse for Federal Scien:ific md Technical Inr'ormario
State of California Council on In~ergovermental P.elatf_ons,
I
(Springfield, \'A. 22151
City of CarlsSad, 'Planning Dapartnent, ~~ty Hall, 1200 EI~ Avenue, Carlsbad, LA 92008
For Reference: HUD Region IX Office Library
San Francisco, CA 94102
HUD Library
Washington, D .C.
State Depository Library:
Environmental Design Library
University of California
Berkeley, CA 94720
Planning School Libraries
Depository Libraries
a
Hui3 PXOJECT KO: CA P/385,03
SERIES KO: aa.
hWE3ZIi OF PAGES: 57
ASSTRACT : This report sets a framework for fomulating policies, and ac
program for coaprehensively improving the Inwr City of Carl
California. It is designed to stimulate creative public acti
and interest in the Inner City, and is to be followed by a pe
of public dialogue and the preperation of a Comprehensive Pol.
Plan and Community Developnent Action Plan for the Inner City
The report deals with underlying causes of current problems i
Inner City, which include: the physical and social isolation
the Nexican-American inhabitants of the area; the imnigration
poor, unskilled, uneducated and unhealthy Mexicans into an ar
where jobs, education, and health care are already inadequate
absence of social services; the absence of local public polic
to deal with employment and incme problems; and uncertaintie
about the future purposes and potential of the Central Businc
District.
Four najor objectives are recoxended: providing Inner City
dents with the basic necessitles; reducing cultural barriers
discrimination; prozoting equal opportunities for Inner City
dents to participate directly in policy making and programir
and promoting prosperity in and reducing uncertainty aborrt tI.
Central Business District. Specific program objectives 2nd s
gZes for the I?.r,er City are suggested as the basts for pEblic
logue and the preparation of the Comprehensive Pol.icy Plan.
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11 PRII;PIpa U;<U"L'- d.LL1 "x i-p .,b C+LT;SES op ccly&EL;L y3rj3LE;.iS 1:: !gLiiJ 'L;:C;t>, C'yrc
The Central. Business Dis trlct (dP,r))
The principal problein in the CED is uncertainty about the future purposes
and potential of the area.
certain and anderdevelopd economic condition is the relative c0iraerciz.l
doninance of the City of Oceanside and Plaza CFmino Real, However, a
careful analysis of Carlsbad's Central Eusiness District aLso reveals
One of the governing causes of this area.'s un-
other causes, Among these &re; its location and ecopzphy -- it is S~CU-
' ated army from the center of population and is not as readily accessible
to that population as it should be; poor traffic access and circulation;
visual an6 aesrhetic decline within parts of the CSD; uncertain public
policies governirg the use 04 land and buildir,g design in the CBD; uncer-
tainty among developers, entrepreneu'rs, and businessmen as to the oEficial
City view of the area's future; and a parcel-by-parcel process of construc-
tion on small lots rather than a coordinated process managed by represen-
tatives of CBD tenants and property owners 2nd city governqent.
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1x1 Tb!O rI:3zl;CSES, .i,.;o Ci!OlCrlS
Current trends in Carlsbad suggest that the C'3D may noC cxperleace sub-
0
. stacttel econonTc r-zvii-31 kn5 iis gulf econo:iic po:ec;:tial L Tiie villfzge-
like atnosphere will very likely disappear, to be replaced by undistin-
guished end uncoordinated and rtfrnnchisel' architecture, and nem dcv~lop-
mect will occur at the expense of the current stock of older housing
servitlg low $ncoms persons.
grated aesthetically , less conveni-ent for the shopper. To neet obvious
needs for inpraveaent the City may support, as it has alrezdy indicated
it will do, 2 redevelopment project, beautification, and public parking
facilities.
a comprehensive land use and developent plan and public-private strate-
gies for the CBD. The immediate results, ho:iever, mighc appear to be
quite satisfactory to many. There is an equal, perhaps more than equal,
probability, however, that the area's "fragile charm'l will be destroyed,
homes precipitously removed, families displaced, and public funds ex-
pended in the wrong place at the wrong time.
GTOi7th may be less even, less well Iinte-
These actions might well be taken without the guidance of
a
0
tiasor y~leccives - LEnLrai D'LLLE~SS LJ~SCITLCC \~auj
1, rrosperity 2nd the I<edv.ctia~ of ~~~~~y:zi1i?-; i..?,;o!it thr: F~~turc
Businessmen and firms in the C9"u seek t3 z!axirnize their invc?strl;nt of
tima, and money by serving the needs of local residents, the occasional
visitor fro= other comunities, toiirists, sild each other. Thetr prin-
cipal aim is to attract people into th? CBD in order to sustain
economic growth.
Strztegies:
c . Refrain (by adopting appropriate public policies) frox allow-
ing additional competitive retall areac from locating within
other areas of the CAlsbad Plasmins Area, and encourage the
concentration of major new comc-rcial, office and tourist-
oriented activities in the CBD.
Increase the resident population within the Inner City -- a
buj-lt-in market for CBD goods ar.6 services, and entice others
nearby to enjoy it as a unique place -- r.ot just another
downtown or shopping center.
.
. httrzct the tourist: to Carlsbzd, house hial irr zttr2-ctiT.r-
lozgings, entice him into a ".fregile, village-like atnros-
?here:' to spend hks money, and cowince him, by the way he
is hospitzbly treated,. confortably housed, well fed, and
visually stimulated (fragile cttzrrn, again), to return in
the future, 2nd to recornend his friends to visit Carlsbad,
Design the CGD, consciously and carefully, so it enjoys more .
. zz~enities.(street trees, a central park, shaded lanes, ac-
cessible and convenient free parking), and no ugly detrac-
' tions (oversized, projecting and roof signs, overhead wires,
A CED redesign should include incoinpatiblc establishmsnts).
the closing of son2 interior streets and the opening up of
pxblicly owned spaces to people, and the shifting of auto-
mobiles to major traffic carriers where they belong, .
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1 T. I ECOI: C.1 I C DEi'E LO31 ZXT
1.zi.s tiny Conditions
At presezt there is general recognition of t'r:~ fact that closctom Czrlsbarl
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is not benefiting as well as it night Eron the general econumic develaplnent
of the Xorth County area. It appears that Ynz downto;m' (CED) will continue
to grow by a gradual process of in-filling of existing vacant lots, constru,
of new types of coirmercial businesses supporrzble by an enlarged population,
and construction of nev apartment and off ice buildings, These changes w€ll
occur in spite of the prevailing evidence that develcpers, entrepreneurs,
and CBD businessmen are not assuming any concerted respmslbility for rebci.
economic development, physical redevelopment, tourism, beautificarion, job
development and small business- development for and by the adjoining ]:rexican
American population, and job trainilig and education.
Objectives and Strategies
1.
Carlsbad and of its Inner City, education, and technical training arc
the keys to the long range solution of the problem of unemployment
and po~erty in the Inner City. Thus, the econoxi.c developrnent of the
CED should not be viewed as separable from the objectives and strategi
for 305 development and job training.
2. AlthouSh an ecoriornic tug-of-war is in progress between Carlsbad an
Oceanside, and between dor.mtown Carlsbad and Plaza Camino Real, preser:
investments in the CBD, and its future potential, can be increased anc
realized. These objectives can be fully achieved, however, only fhroL
It is necessary to acknowledge that t'ns economic developnent of
e
cocscious design, and may prove less meaningful to many if the by-pror
#
of CGr3 prosperity fail to benefit the Inner City poor and to help pzy
for citywide public improvements by placiilg new monies into the publ:
treasury. That is, the grovth and developnent of the CBD, and the
profits derived theref yon, should primarily benefit the people of
Carlstad and remain in the City, and be used to generate scilf other
private investments in the Inner Ci.ty.
' 3. Accordingly, pu1L)lj-c investncnts in the CBD -- in a mall, redevelol
ncnc project, or housing projects -- should have an economic and sozi; 0
9
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pu1t-plL-r ~crcct rr apd X~OL p,erely be -L'c~~,~.;?~ ;:s pz.+; 21: i-'. -.-pa L!I:l-l.:J Lives .
4.
th:. :Pacific Ocan as a tor?;ist attractior? could be expLoittrl provided
the physical environrnent and facilities were updated and unique. The
so-cc?lled fragile village charm of Caxlsbacl, if consciously developcd,
could serve to make Carlsbad a special rathes than ordinary.plzce to
visit.
designed "physical developaent and urban design'' cmqmnent of the
The opportunity for nercbandising the CBD and the area adjaccnt to
Efforts to upgrade the CBD in the absence of a consciously
proposed Inner City Coimunity Development Action Plan could very dl
chamel the tourist dollar to another cozstside community.
5, Among the ways to ensure CBD economic prosperity and more jobs is
to create a nearby market of residents. Properties surrounding the
CBD are,now underdeveloped but capable of more intensive use.
should therefore be given to a policy of increased residential densities
'trithin areas directly adjoining the CED.
Considerat
6, Presently marginal areas within the CBD appear to be subject to
redevelopment and ideal for le-use by more economically productive
activities. Figures 2 and 3 graphically suggest the relationship of
these areas to other parts of the Inner City.
c
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V:F,X EM~'')T~~~~:[E>;T~-.L QEXLZl-f, OzxN Sp:\..CcS ; ~~.J~~~~ , R~Cj:E~<~IOS, ).I)? ii
~Lq(y~;J$~yj$i) c~;;~~~ 0
. Ik i s t inx Cond i t ions
The amenities of the Inner Cjty include access to the ocean beaches and
Bucna Vista Lagoon, the generally low intensity open character of residentia'
areas, and the village-like character of the C3D. In a number of places
within the Inner City can be found tree masses, tree lined streets, and
buildings of historic interest. The area 'is not well served by parks, hoz-
ever, nor are there zdequate cornunity facilities to serve the residents of
the probleia areas.
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Objectives and Strategies
In addition to determining a sound pattern of land uses and streets, and
solving Inner City human and housing problem, attention also needs to be
given to improving the amenj-ties of the Inner City and its overall environ-
mental qualities. By most standards the Inner City does not appear to suff
serious or insurmountable environnental deficiencies, but a better living a
working enviroment nevertheless could be crezced. The f olloving improveae
are suggested:
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1.
should be endorsed and implemented. Additional neighborhood and rnini-
parks should also be considered €or th2 pioblm areas, and within the
The City's current proposal for a park adjoining Jefferson School
CBD, in order to maximize the amount of tsable open space directly
accessible to those not having access to outdoor recreation elsewhere
in the. area (the poor, the elderly, young children). The available
oper! space on both si.des of the railroad right-of-way should be devel
and used as pedestrian paths and bikeways, with direct connections to
park areas and a pathway bordering Buena Vista Lagoon.
2. Eoxious industries do not belong within the Inner City and only
serve to contribute to its deterioratioz. Rezoning actions, such as
those currently underway, should cause unzoned land to be utilized fc
purpoi;es conpatible with 2 resi.dcntia1 a;ld central business district
c
e environnent .
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3, t:n..ilronnz.ntzl quality c~.niict b- assc~::~? whe-;e ~.utcz.,ob-.Ll~ trzfzi c
cuts throu;;h a shopping or residzntiel area.. One of the pri.nciples
of the suggested Land US? and Circulation Policy Plan (Figure 2) is
to preszrve residentiel zaeaitics arrd eii~ir0na21itaf qrrality by limiting
through traffic (Figure 4 - street diverters) and suspending the pro-
posed irnprovment of streets, such as Chestnut Avenue, which, if extended
through a neighborhood, will certainly destroy the safety,and quFet of
. . the environiiient .
4.
would be a multiservice neighborhood facility located in Problem Area 1,
Federal grants-in-aid are available €or facilities that serve .low and
moderate income neighborhoods and create, extend or inprove health,
welfare, social, educational, cultural, and recreational services.
Studies are necessary to detemiine the optinm location for and desired
Among the very useful features of zr- Inner City developaent propam
components and users of such a facility.
5.
people into it: -- nearby residents, sho?pl,rs from elsewhere in t3e
area, and tourists.
The future success of the CBD depends very largely upon attracting
They will be attracted if the CBD is appealing,
'pleasant, beautiful, visually interesting, and clean, and furnished
with trees, landscaping, benches and other amenities, Provis€on of
these features should be a part of any CED action program.
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VI11 l,.y:!) csi:
Ex i s tin Q: ond i t ions
One significant land use consideration in the Inner City is the present
relationship of residential- areas to tlie CED. Historically the CBD was
the center of Carlsbad and served all of its residents.
people cr?n and do drive to Oceanside and Plaza Canino Real.
relote to the CBD.
without whom many retail outlet:; in the CBD could not survive.
On the other hand, a growing trend in the CED is for financial institu-
tions to 'Locate there, and for. such key services as the Post Office to
expand downtown rather than in the direction of city growth. These are
indications that the CBD has a future, that the historic center and the
present p'hysical and econonic relationships of finns and businesses, as
manifested in the uses of land, make sense.
An examination of Inner City land use and zoning maps reveal that the
present distribution of comercia1 and residential land uses generally
relate well to each other and to the City's system of major thorough-
fares. Ironically, these generally favorable conditions are not pre-
requisite. enough for growth, prosperity and znenity dowiltown. For down-
town is the location of the oldest and most run-down conunercial build-
ings in t:Be City; it is saddled with a grid iron street pattern and ob-
solete s:nall parcel land platting; there are serious conflicts between
some land uses, and with the railroad right-of-way; and street circula-
tion, access and parking problems discourage visiting shoppers. In th_e
long run:, it appears that the effect of pressures to develop the CBD
comiiercially, contbined with the gradual replzcenent of housing s truc-
tures by comnicrcial buildings, has been to depopulate the CBD, eat away
at the housing stock (i.;hich is already limited) at the periphery of the
coin:nercial zoncts, and mpty the dormtom of its old residences and the
casual., ~.!n--planilcd intermingling of comercinl and residential uses which
invcstecl the 2it:y with its village 3.j.ke char,.
Today many
They do not
The exceptions are those vho live in the Inner City
Ttlroui;!1out the Inner Ci.ty there are a number of areas where present land
USE: conditions arc unfnvornble, for examplc conflicting land uses on the
en:;t. :;i.de of tilt. rai1ro:td right-of-crny L)etwe;..n E1.n and Chestnut, and -
..~ .-....
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zrlong Stntc Streat between Carlsbad X3ule~;1~~ ~2.~1 C;;-;,J~.
ciise the I.i~~bL1j.q 02 zhe residential neigl:5a,rhood is cm~r-nli~-d by
the non-residsntial larid.uses and the intrusion of the $1 zone itself,
nr,d bjr tlie excess C-2 r;oxLng along both sid~ of Roosr-velt soutlr of Elm
to about Walnut. It has not been shown that a CSD cormercial business
, area plus an extension of it south of Elin or Oak, can be justified,
same nay be sald for the R-P zoning along Roosevelt and ChestnLt Avenues.
Tho, State Street lsnd use question is not so basic. The use of this area
In t-12 foF-r-r
The ..
for ~$1 type uses (2s per cuUent Zoning) is logical but the rather hap-
hazard mfxtzre of uses (comuxcid, indxstrial, and residential), and the
accoxpanying visual clutter and lack of desigr, control
the area's purpose.
can only weaken
Objectives and Strategies
Figure 3 is a suggested general arrangement of predominant land uses for
the Inner City, related to a suggested network of major thoroughfares.
The major land use objectives of the suggested land use policy plan are
that:
1. Areas of predominantly residential versus non-residential ac-
tivity should be identified and protected through the adoption
.of revised land use policies and zoning controls, including
the removal of incompatible non-residential (e.g. C-M) zoning
clessifications from residential parcels.
2. Distinctly unique commercial activities serving specialized
needs and narkets (for example, fremay-oriented activities,
and activities serving tourists) should 32 located where they c
~111 receive the highest and best exposure and access to the
consumer.
A Central Business District should bk precisely identified, es-
tablished, designed, and promoted iis a source of emplopent,
specialized retail and business cencsr coniplenenting regionwide
retail and business acrivi-ties lcccltsd elsetihere, and attrac-
tive nucleus of activities serving touris ts, arear.ridc -residents,
2nd an increasing Inner City residential population.
To survive and prosper the CnD~wi.11 have to and should address
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3,
4.
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itsplf to ~~pL~~~ r.lar-:ets 0;' scivice ;,-;i>~lations:
a. The Inner CiLy popalaLion (xhich xius: 2nd Gill grou <it zb-
solute numbers) -: for convenience goods and buslness sex-
a
Vl.C.23.
b. The tourist -- for tourist-oriented services and facilities:
motels, restaurants, and specizlized shops,
c The cityvide and Novth County populatibn -- far specialized
and leisurely shopping, arts and crzfts and cultural/ enter-
tainment activities, business services (banks, real estate,
insurance, legal, medical), and social services of govern-
mental and quasi-governzental agencies.
5. To survive and prosper, the CBD's integrity and prospects for
growth' shotlld be protected by public policies and programs that
a, Restrict competitive retail and business areas from being
established (by City or County actions) elsewhere in the
Carlsbad Planning Area,
Foster private and public redevelopnent and beautification
within the CED, with an emphasis upon natntaining the uniqu
..
..
b. a.
fragile village charm of the present downto~n.
c. Exclude non-compatible activities, land uses and zoning wit
in the CBD.
Foster new housing construction within and around the CBD :
order to create a built-in neighborhood of consumers (pro-
vided that in the process the supply of 101.7 cost housing
presently in and around the CBD is substantially preservk?
at lezst until replacement housing of coxparable cost to t
tenant is established).
e. Strengthen and expand the area for tourist-oriented activj
located along Elm Avenue and Carlsbad Boulevard and establish
tractions within the CBI) to draw tourists into th-, CBD as wel:
to the beach.
d,
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C-,ay 8 W&?L&a, ! 2 2% 5 .f+ (-& y Ef9i-n i ;?;
PUBLIC
E3 Community Cen:er m sct~ools
CO?.lME RCI AL
b'lb Cen;raI Euzincss Districr a Frwway-oricn:cd
' RESIDENTIAL
T7-3 T"T1 fier:.J?ntij[
C I 6CUF AT! 9 ?J p;q Connrrci-l Ssvices a Parks, Open Space, and GreenS?i, FJ Tou!ist.oricti:pd LW. -*.-a -"- fA-;or Th>r~lt$:,~r~
a-"n \:'dl?.v"ay and al:.c#;;Jy
wrE Ldrl,i u3e c.,lr.j,,rlurdL,.sjoatr x?e :..,s.d,m,,,Jz, uwo, fhc,*n(l, .*
.
S::,l;;.f13'r 32 :;2.;:j!:>:>z]?;&; ;:<):;=:?$ 9
1. ~ropc;:-cs i1.i thLs z.r-2 ~p;~~:ir to Le suiiCI,lc fc.~ rt.-!cvclul,iiirnt. S~a11 pi-ojecc ~L~CC
r;hould Le ~cii1~c~-,~d for spccific re-uses consir-:r.nt yith 2 Conprehensivc Policy Pi:
end Inner Clty D2velopm?nt Actio3 Plan.
to bcc2-: o;.~er-p.~rticipmts ir, xny redevP?os?sz Z-:L%O;I.
The prescn: Cirmber of CorzTeice bu~lding (old iaiLroad depot) and park should be
czlntained as pemanent Denitics and tied in with a landscaped pedestrian ualkway
end bicycle path elong the raiiroad tracks.
In order to preserve the integrity of the large piece of public land that coniprises
the elc,-rentary school and Chcsc Field, and in ordsr not to disrupt the quiet reside
t€al neigh'oorhood of Projlcm Area 1 by Fatroducicg through traffic into it, Chestnu
Avenue shoald not bc estended southo-r1j of Ea-diq Street. Instcad the intersec:io . of Chestnut 2nd Earding sho~lld be renligned to i::;)r072 the traffic flow in the dFrcc
tion of the CCD, thereby improvicg access to the 2o;rato-m.
Although from some standpoints it is considered 2 disadvantage that there is no ma-
jor east-vest throush street between Elm Avenue 2nd Tximrack Avenue, the livability
. (quiet, absence oE through tra€fic, single-faxily residential character, a nininm
of hazards from traffic and auto fcnes) of the neighborhood would be destroyed if
Chesinui Avenue vere exttndod, ^and no substantinl craff ic circulation purpose for
couldn't be achleved on Elin or Tamarack).
saced at the railroad right-of-xay, with only pcdestrian and bicycle pathways de-
veloped to connect bath sides of the crack.
Grand Avenue should be designed as a pedestrian Y.LS connecting the beach and the
hub of the CBD Superblock (se2 rf:6 beloiq). A parrial or cmplete rmoval of auco
traffic and construction of 8 mall shoisld occur in order to cgeate an &Tenable pe-
destrian-oriented public righi-of-xay. Auto traffic should be reassigned to the
peripheral streets of the supzrblock: State Streep, Kadison Street, Elm Avenue,
A Superblock should be estoblished xithin which there would be no through traffic
and where parking would be provided at the back of buildings with zccess from the
1003 street fom-ed by Nadison, Elm, State and Beech. Selected alleys should be
blocked off and made into pleasant pedestrian ways. Stores backing onto these pe-
destrian ways should provide rear entrances and iqrove their rezr appearance.
Malls should be attrcctivcly designed with shsded resting places, landscaping, and
interesting festures such as fountains, kiosks, .iorks of art and exhibit spaces, e
This publicly oiYned property could'serve as the nucleus of a cornunity center, tie,
into the pedestriar, way aloEg the railroad and perhaps joined with aoys Club facil
ity on Oak southerly of Roosevelt. Alternatively, this property could be consider
as specialized cmercial, or arts and crafts, center, or area for small business
devel-opents, managed by and on behalf of the Mexiczn-herican comunlty in Carlsb
Consideration should be given to including such possibilities within a redevslopze
pl~n for the irsediate environs.
IGproved safe and pleasant walkways within the freeway underpasses should be d&l
oped for pedestrians.
kproveno-nts zlong the oceen side of Carlsbad BoxLevard should include separcte bi
Existin; ?roperty ok'i?crs shouki be invited 0
2.
I 3.
4.
. the novc?icnt of traffic to arid L'ron Carlsbad Eoclevard would be achieved (that
Chestnut Avenue should renain cul-de-
5.
and Beech Avenue. m
. 6. 0
7.
6.
9.
rrays and walkways, and protected sitting areas facing the ocean.
10. Ceech P.venue should be extended from State Street to Jefferson Street and should b
come the nortkdesterly link of the loop street sj-stern around the CED Superblock.
Roosevelt Street should not be fostered as a through street breaking up the reside
tia1 neighborhood, acd Street Diverters (Figure 4) should be constructed to divert
through trrffic frm using Xoosevelt Street as a north-south cros;G tu.m route.
h landscepcrd ~-;nlkway for pdestrfsns ar.d/or a bib.eway for bicyc1ist.s should be de-
veloped a10112 both sides of ti12 railrod within or zdjacenr to A.T. &. S.F. right-
of--yc?y, with connections to a3utting public stree:s and parks.
J- The relevant portions of the text of the Report should be consulted for additio:
11.
12. e
detalls.
. DUWW LJ3#ES
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p< Tpd~;s~,~~~~\-~~~~~, ~~b?L~?~T~ C~i-~~7,~.,1_’~OSt K;g ~,~~>~sv’-’? iLL.tLL< ’ ” --. i I<LL ’ *’-- LL
Esisting Conditions *. Transport3tlOfi I to & frog 2rld t/lCiin tht Zl~fi~i City ~ar‘es in qua’ity
dcpcnding upon access to an zutorr?obile, 2nd 052’s location. .Bus trans-
portation is provided to and fro5 Oceanside by the Oceartside Transpor-
tation System and to and from Los Angeles.and S2n Diego by Greyhound.
Census data (1969) indicates that Innei- City residents 30 not use the
bus for a number of reasons, of vhich inconvenience (residents hive to
walk several blocks to a bus stop whae there nay be an extended wait)
is a major one.
lic transportation, RO matter how convenient or frequent.
far some poor people a public trensportation system is an absolute neces-
sity for reaching jobs and the North County Welfare and, Public Health
Department offices in Oceanside.
An adequate system of streets exists tc serve the Inner City, although
the character and quality of these streets varies. . The pr’tncipal dif-
‘ ’.
However, there is a decided lack of preferenze for pub-
NonetheZess,
@ ficulty is access into the Inner City, especially into the CED, from all
parts of the area.
freeway underpass ‘at Chestnut Avenue.
Movement by foot is feasible although not.pzrticularly enjoyable in all
parts of the Inner City-
CBD and the two problem areas could be improved, as,could Che opportunity
for walkfng and bicycling along the railroad right-of-way.
One major improvenenr nbv virtually cornplete is the
.-
Pleasant walkways betveen the beach and the
Objectives and Straregies
1. Figure 3 is a general statement of suggested poffcy for automo-
bile traffic, pedestrizn and a bicycle systep in the Inner City.
This suggested policy plzn is a 2;aph.lc expression of the fol-
lowing objectives :
a. Traffic should he YLoved in and cut of the Inner City, and es
peclally the CBD, on a few selected major thoroGghfares, (e,
Elm, Carlsbad Boulevard), while ail 0.tlie.r streets should no1
serve through traffic, only local traffic.
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- 55 -
1
b. In order to presprve the intc-:' i t-; ;:p3 q~:g.-t rcsicJentiz:-
cIiaractcr oE nei&b3rhoods, rr.aij~, c tharnx$ifarcs tbrough
them should be as few as possible. Chestnut Avenue should
not t~ 3i:tcnded SOUL^^ OF iiardii:z Lrr-et, and Street Divelrters
(Figure 4) should be developed at selective intersections to
protect residential streets fro2 becoming major traffic car--
riers at the expense of neighborhood arnenity,
Pedestrian pathways and bikeways should be established to
link major activity centers. The quality and safety of each
should be ensured through careful design, lighting and main-
tenance.
0 -
c.
-
.
2. A greater proportion of transportation funding should go to nodes
of transportation other than private automo5iles in order to meet
the trznsportation needs of the poor and those not owning cars,
and for those who nay disfavor use of the auizoniobile for all puz-
poses. If a local public transportation system for those tlho
need it (the poor, the aged, and those trithout cars) cannot be
. sustained on a break even basis because of costs, the City shorrld
consider sponsoring or endorsing a jitney service, perhaps co-
operatively owned by and to serve at least those people whose
access to basic necessities such as health care and social. ser-
vices depend upon traveling to and fro3 San Diego or Oceanside.
The City should also encourage tialki-ng and bicycling, first by
creating the atmosphere and facilities for both, second, in the
case of bicycles, by encouraging fins to subsidize a portion of
any bike bought by the finn's eiiiployees,* and finally by assembl-
ing an inventory of bicycles (perhaps frox 2baRdoned bicycles
wll$& night orhervise be sold at aUCCiOn) for the free use arid
enjoyment of residents and tourists uithin the city limits (a la
Coronado).
.
k A successful. exmple of this occurs among about 15 employees at the S2.l~
Tailnery in Snrita Cruz, Caliiornir!.
~x~,y??5!PQ -* .- L: ~
s%b:st w3
g&PQ& FJjV&phE;
One of several possible
hethods of diverting
auto traffic froin throuj
movement.. on local streel %-.-A, ' -----I-_
This arrangement providt
for some landscaping,
parking bays, and a new
sidewalk arrangement.
[Z@gyg &$&
c?~$P~!rT* +-;N;?c.> ep3 .+,.>Q$! \,,dl5 &7,&dkid La . ..
A cul-de-sac can be cre-
ated with a landscaped
barrier and pedestrian
conncctions across tile
barr i el:.
;-:-;- \*
- ~ . . ... -. . , . .. . . . .. .
0'
-.-. I- LA.'.-,- ..... &-. ->-.-_ . ~ - .__ --..- ~ __..-_ ..--...- .----.. -*-.-.--.-.--. --.,_- ~ -._.
R9STE?. OF T)T:!:T.CI?sLZ,S --- -
CITY C.OU~CI1,
David M. Dunne, Playor
Glenn E. KcCornas, Vice Hayor
Jack E. Jordine
Joe A. Castro
.---
Jack Arnold, City Xanager
Claude A, Tmis .
PLAX WING kONX1 S S ION
Robert T. Little, Chairman
Donald I;. Dewhurst, Vice Chairman -
Roy fl. Palmateer
E.J. Jose, Jr,
Willian E. Hemsen ,
E .W. Dosinguez
Jack L. Forman, Secretary
CEKTEUL IGUSINESS DISTRICT ACTION CO>@fISSIOY (CBDAC)
E. Ben Ward, Chairinan
Harry Truax, Vice Chaiman
Claude Hclton
Elrs. Jean MacDoiiald
Mrs. Harvey Law
E.H, Jose, Jr.
Robert Repuzzi
Erian Kanning
G.E. PlcComas (Council Liaison)
CO?NUN ITY INVOLVEXENT C O?!?f ITT E E (C I C)
Tony Howard-Jones , Chairman
Rev. Gordon Baker, Code Enf orccinent & Rehabili.tation Chairman
I)r. Hovard C. Harmon, Goals Cowbittee Chairman
Nr. Jerry Xombotis, Low-Cost EIousing Cozittee Chairman
Mrs. Bernice Cliannell, Mumn Relations Coxnittee Chairman
Nrs. Estelle Levy, Secretary >
rirs. Jane Skotnicki, Public Relations
Kr. Don Larice, 'Youth Representative
Joe A. Castro, Council Liaison
E.J. Olinghouse, City Staff Liaison
Cliff Billat
We Allen Kelly
Gary IJ, Mortcnson
l-!illj.arn J, "Bill" I-Iissett
Lois Sciarra
1icrcc.s to Cnstel.lon L.H. Jose, Jr.
Any Villalubos
ToGy Davila .
-- CiC (co-ri~i~ A)
k,lcxa-dra Gaoiran
Roy Spencer
l3-y LczSctt
Pir. & Mrs. Ty Tirona
Juan Solis
Kiss Linda Martinez
Richard Nieves .
Mrs. Arthur B. Slack
HtJnter Nunford
Ray Cornado
Norman Engebrits
0.
blr. ti Mrs. Roy Sanchez
.. MTss Linda hiador
DEPAXTMENT OF PLGTISIlG AX? SPECIAL SERVICZS
E.J. Olinghouse, Director
D.A. Agatep
F,obert Coles
Willim Smith
tlzrg ar e t B zker
I)UTTc!d;J & JONES, URBm PLAhTIKG AED DESIG?? CONSLRTAhTS
Warren W. Jones, Partner-in-Charge
Douglas H.S. Duncnn, Partner
Douglas R. Caldow
Steven li. Johnson
Constance D. Coca
c
Robert J~E.;nstoi~
,
0
a .
APPENDIX 3
0
* ECEFPTS
FRB!
-
PRELIMINARY ANALYSIS OF PROBLEMS AND
- ISSUES: THE INNER CITY
0 PREPARED BY
DUNCAN g JONES
FEBRUARY 1971
* Complete report is OR file with the Carlsbad office of Housing and Redevel 0
* ,
8
PRELTMI:;A9.Y AUALYSIS OF PiIOELEL.IS AED ISS
TRE INNER C
Carlsbad, Calif 0’1
Prepared
The City of Carl
David M. Dunne, El
Jack Arnold, City Man
E.J. Olinghouse, Directc
Planning and Special. Sen
0
Prepax
urban plannir
design consu:
DUNCAN &
Berkeley, Calk
-
February :
The preparation of this report was financed in part throt?gh a coinpreh
planning grant from the Department of Hozsing and Urban Development,
tile provisions of Section 701 of the Housing Act of 1954, as alnended,
tlirough the auspices of the Council on Intergovernmental Relations, S
of California.
0
_- Y
-1-
I Y!iE D:~L~?.G?G
"The friendly vi.1I.agc-l.ike tclngo of lift
in t1ii.s subtropj.ci~1 sett j.yy> nin'fcs t\]e
cicy 2:: icx.:!. pI.~cc. to livc: i~ or LO
visit.
Chamber oE Comerce Brocliure,
Carlshad, California, 1970
-.
It
..
Carlsbad's Central Business District (CBD)
mercial vigor.
fro3 a few flurries of construction activity on weed-grown parcels in the c.
ter of tl.ie downtown, Carlsbad is still in the doldrurns. Drive down the nmi
east-west street, Elm Avenue, from the busy freeway to the. roar of ocean
breakers at the street's end, and in between one sees scattered vacant lots
single-story low-volume shops, a few banks, gas stations, a barber s'hop,
coffee shops and.thrift shops. Poinsettia Plaza, a shopping center on a
large site on Elm Avenue near the southbound on-ramp to Interstate 5, is
newer and more prosperous than other groupings of comerciai buiidinzs in
the Inner City but is atypical of downtown developnent,. and is suburban
rather than urbafi in character. Elsewhere, widely dispersed, shops I punctu-
ated by single family homes and vacant lots, collectively conpri.se the down-
town. At its heart, in the center of the C-2 cominercial zone, one of the
areas with the city's highest assessed la~d values, one finds the sleepiest,
leest prosperous part of Carlsbad. Figure 1 shows the -Inner City study area
Civic boosters recite the fact that total taxable sales for the City of
Carlsbad more thin doubled from 1968 to 1969 ($10,254,000. to $22,749,000),
but nost 02 this increase should be credited to the Plaza Caniino Real shop-
has never been 'noted for its co
A'visual examination of the CYD today confirms that, aside
..
- pin2 center which opened in Elarch, 1969. These figures, issued by the State
Board of Equalization, are given for the City as a whole, and thus rfownto;+n
decline is masked by high sales at Plaza Canino Real. In some cases down-
to:m sales may have declined because of losses to Plaza Caniino Real.
It can be shown that total taxable sales for the City of Carlsbad have
clirdxd consistently, year after year:
-2-
0
n-qq
0
E-?
CEVSUS TRAC
KOUNDAR 1 ES :
0
Figure 1: Carlsbad Inner City; Census Tract and Statistical Area Boundaries.
d
T 0 LZj. 'iF-..: ::> ;- 2 :; :: 1 (2 :; --- Year
195.5 $ 3,33:!3,r,!W
1960 $ 5,686,000
1965 $ 7,069,000 19 69 $22,744,0!-m
Source:
This iricrease in total taxable sales reflected a couritywide incsruase i.n tot
taxable sales. Carlsbad's share of these sales was about,0,4% between 1958
and. 1968. Compared with its share of County population during the sami! yea
)lor,.iever, Carlsbad theoretically was losing half its trade to other cities -
Sales leakage in Carlsbad, documented in 1965 in Daniel, Mann, Johnson G
blendenhall 's Econamtc Analys'is and & jections for the City of Carbsbad en.
era1 Plan continued'until 13.69 and still continues today in many trade cate-
gories.
California State Board of Equalization.
.. .
Taxable Sales and Population in Carlsbad, as a percent of
San Diego County Totals
Carlsbad Taxable Sales Car lsbad Population
as % County Total as % County Total : .. Year
0.40 0.95
0.46 0.90
1955
0.48 0.89
1958
1960
1362 0.47 0.89
0.48 1.03 1965
1968 0.46
1969 0.92 1.05
1.04,
Sources: California State Board of Equalization, U.S. Bureau of Census, and
San Dieso City and County Planning Departments.
When average dollar sales volume per retail outlet are computed, and compare
with comparable figures for the County, it is discovered that Carlsbad outfe.
in many categories of business, rdlich in 1960 were already averaging a much
lover level of performance than in the County as a whole, have steadily been
earning less and less. Between 1960 and the first quarter-of 1969, service
stations, apparel stores, building and farm implement outlets, hone furni sll-
ing and appliances stores gradually declined in sales per outlet as a perccn
of county sales per outlet.
..
Avcu;i::e Ta:.r.?.!~ie S:?J~:; i’i.: :;tLcic2 I ;;
ciicl,s?);;d zy, a p;i:!-:.?.’= of-
S c? 11 1) i ~~~~o C02r.l t) LtL-,; .: i-;Li;c:. -it
150
I40
120
0
4J c 100
2 0 80
aJ
k
60
40
20
0
1960 1961 1962 1963 1964 1965 1966 1967 1965 1969
YEAR
Total Taxable Transactions 1955-1970
City of Carlsbad and San ~iego County 0
55 57 58 59 60 61 62 63 64 65 66 67 68 69 70
Y LAR
Source: State Board of Equalization.
0
d
TIlf 'r:;l;:L-f.:; i: '!'X~..!C! - -
-. ~l~~1~. ::Le c:.~~ci;~ry Lciti11g acid jk-ilkir:g i,j.L;ces siic~;ied a steii~ty, Stif>:;Lai;tinI. r
in avi.ra;;f: tr?xatle sales per outlet, increasing from an average level only
l,alf t113r displayccl in the County as 5 :<h:jlC in 1960, trcr equal. tile Ccw::ty :
a6e in 1969. This rise is difficult to explain at first examination, since
Carlshad is not a noted night-spot or restaurant area. But the rise in tou
ism as the third largest industry in San Diego County has probably had a di
proportionately greater effect on local Carfsbad res taurants and dr.iril<ing
places, because of Carlsbad's largely ocean-oriented tourist attractions, t
it has had on some inland cities which receive fever visitors,
Tourist expenditures in San'.Diego County chubled in less than six years (19'
64 to 1969):'c --
Year Tourist Expenditures, San Diego County
1955 $125,158,000
1960 $153,585,000
1963 $168,426,000
$246,696,000
$308,936,000
1965
1967
1969 $408,498,000
Presunably, Carlsbad has begun to capture a larger share of these expenditu.
in Spite Of the fakt that no truly vigorous efforts have been made to bilild
first-class tourist accommodations, first-class restaurants,' or to enhance
local tourist attractions. With the exception of the personal efforts of 1(
cal realtor C. Christiansen to embellisfi the City with a replica of the orii
inal Eoheniian well, in Karlsbad, Czeckoslovakia, and his efforts to eilcoura;
the City's local .merchants to build upon the architectural theme of a Cernw
village, the City's efforts to capture the tourist trade have been small,
Tourists from Canada in the winter, tourists front the Eastern United States,
retired people ftoa regions of the United States having a colder climate, ar
tourists from Mexico, flood the county at a maximum rate.of 100,000 per day
the sumner, and the coun,ty's beaches are of special attraction to them. CUI
iously, as many as 36 percent of these visitors come from nearby Los Angeles
Couiicy (1968), a volume which can be expected to increase when Interstate
c
--
Source: The Annual Review of San Diego Eusiness Activity, 1969. Union-Trib
PublishiEg Company, p. 40, and San Diego Econosic Bulletin, April,
1970, Vol. XVIII, No. 4.
u- -
,>.:;ccz i[-- 1973 ,?; ;;Lzch :2rl.?.c f izttr<2:; ;It x;<:ciE!>Y C:ar
$,ta;tt(t 322~:: s1i.i):~ thaL on ;i croi7Sr.d sp::~!~ ;qti 5,y&> - ;;>[);;<) [:ci-suns i
the i)Cxfi, temporarily hcreasing Carlsbad's popui.ation of 14 ,OC10. The 1
of visitor Cnrlsbad is currently attracti::;: is p::rt iaily dct~~.rc~i.uc!(f by tl
type of services and attractioas offered. ,I crowd of teenagers t~~iKtst tell
the safes of mall es ta31.islmcnts selling Ccca-~ola 2nd L;LCCW, wtl iIc r~o:
creasing safes at higher iluality restaurants in tile least.
The very noticeable paucity of business acrivity along Carlsbad Uoulcvarl
could reflect many factors acting to depress tourist-oriented commercial
activity, such i?s, for instance, the presence of too many conflicting la.
uses (motels, real estate firms, a Lutheran retirement hone for the eldei
a State Parks Headquarters, taco stands and mediocre motels). What effec
does the presence of a largk number of resident aged people, living on SI
retirement pensions or social security allotments, have on the commercia.
prosperity of beach-front uses?
second-rate motels, unimproved older buildings, minor business enterprise
varying in architectural style, size of building and street set-back act
to discourage new business from locating along Carlsbad's beach Ercint? ?
and other questions will have to be answered, later, as part o€ this dowi
0
How does the existence of vacant lots,
study . a
It is to be noted, however, that some changes for the better are undervia:
including the erection of new apartment buildings and apartment-motels fc
tourists near the be'ach. Perhaps the trer,d is to intensify non-coz-nrerci;
activities along Carlsbad Boulevard and for comnercial activities to cfu:
downtown, which may be better for the economic well-being of downtown.
Carlsbad Compared with Other Cities
Even though the retail category of Eating and Drinking Places has shown q
definite growth in Carlsbad, nevertheless over-all sales have not kept p;
with the county or.even with other cities of comparable populati,on. Scvc
cities in California have a population-growth profile similar to that of
Cnrlsbad. They are:
3~ The Annual Revielq of San Diego Business Activity, 1968. Union-Tribune
lishing Company, p. 6. a
L.!<)[> - 3905; P .~~~:~~:i~~;~ -.___I___-. :.."L._- _I I3 60 P or, I I 1. R t i 0:: ______--___ city
c :: 1: 1 5 t. .?el 9 , 253 . 1.3,35:1 .' :', ?.rtii?r.z 9 , f, () !+ T.fk, ygi.1
llan EOCJ 10,123 1$,27(? .'
Ar tes ia 9,993 14,240
siorrc? :.kidre 9,732 12,000
Ipc! io 9 , 745 14,630
Elm t ec a 8,242 12,950
Turlock 9,116 12,833
--
Source: California Population, 1969. Department of Finance, Popnlation .. Research Unit.
Appendix A, "Comparative Taxable Transactions Per Eusiiiess Outlet, Carlsbai
and Other California Cities" shows that Carlsbad cornpares poorly with liws t
other ci.ties i.rs size, as \,:ell 2s t:ilth citL?r, in Sari Iti.cgc, Coiinty, Sar. I)ici;:
County incorporated and unincorporated areas, and the State of California ir
taxable transactions per outlet. To some degree, Carlsbad's poor sI\ow.ing ir
relation to other cities is due to the low number of business outlets, sincc
a very small city or a city with a small business district usually attracts
fewer prople per outlet than does a larger city, although there are uany
exceptions to th,is rule. Also, average figures of sales per outlet reflect
a continuously fluctuating condition of supply and demand; if business in
a specific retail category is particularly successful in a.given locale,
other businesses of 'that type will sprout up, partially reducing average
sales per outlet. Carlsbad's poor showing would be of little interest if
it was not for the fact that many factors favoring prospericy are to be foul
in Carlsbad's location:
few blocks from the dor.rntown; 2) location in a chain of cities bettrecn two
of the largest cities in the State, Los Angeles and San Diego; 3) location
on a major freeway route on which in the peak month average daily traffic
totalled 41,600 vehicles in 1961, and this had increased by 57 percent to a
total of 65,000 vehicles at the same point in 1969; and 4) location in one
1) an excellent and popular State 'Beach located a
..
-.
of tile fastest grbving sections of one of the fastest growing counties in
the State.
Fi:;urc 2 shovs recent peal; hour traffic volumes on Interstate 5. Note 1lor.j
volui:ies increase steadily the closer tlic counts are taken with reference tc)
the City of Oceanside.
-8-
v1
0
80
70
60
50 $‘?
-----
an
k0 GO 40 3 z
30 2 2
20 : :
LO ::
21. u
p. ‘CI crf
c 0 i.
at3 rnci
0
~~cnir-iaml?.-iQmld~nldam aQalaaQloaalaoalaQa
4r-idldddIdddld4d14d4 maminmm~mmm~mma~mam
h a 5
cd u
v1 SI
4 a
u u u
0 0 0
$ Source: Annu; .i
aJ e 24
k F-l V 196G. 0 w a
ways
crr
rj r-4 4
$ 3 -4 v1 Censl
d b visic
-
i! v)
MILEPOSTS
Figure 2. Seasonal Peak, Average Daily Traffic Volumes,
0
1961, 1966, 1969. Carlsbad, California
-Y-
~,[-~>:;!>:;:;i t.y, Ijv (:C>;LSC ;(>Lis I>~:;i;:i>.'? --.---- 1.,2<:;-. :'* ," --
i, StLt:!i' o; c~r..:;:~xd's ciu~~~;ritc~:.~li arid its hi.s:ccy wc~~ld in2jcsi:c that ;~it ati;if.,:.j
tiel ibfrnte atte;;)pt has been made by imigrznts to keep the city ccjmaerciaI1:
tri,PrO.-:P~:r~~~~, ~Itirough its lc~c~iiiori and ~co;-rzg:i)* Y !tr:s pl;:..:.,,' -, t_\L r2(i Sw311 p-r L
in t-lis. The unique geographic situation of the downtown -- its location n
the center of a small "island" one and one-half xiles Long by one-quarter t
one-half nile wide, formed by the freeiiay, the ocean and two lagoons, has
tended to compact development intp a sinal1 area and impede the growth oE
Icngthy strips of comercial development. Access points to the clown town re
1n:lin limited, and there are today only five points of ingress and egress.
Even the Spanish padres avoiied the area and routed El Cami.no Real two miLc
inland in the Carlsbad area to avoid the lagoons. This quality oE being cc
tained within a rcaltively small area lias tended to dampen any visions of a
giant downtown comercial nucleus, and has favored the development of a dow
town with a distinctly residential quality. The growth of doimtorm Carlsha
as a quiet "bedroom community" has been accospanied by a decrease in tliroug
traffic: in 1954 G.S. Highway 1 vas abandoned in its Carlsbad Boiilevarct IC
cation and a freeway was routed ten blocks inland, In 1958, passenger sert
at the Carlsbad railroad depot was abandoned. Historically, Carlsbad boost
have never advertised the City as having great potentia1itie.s for comiierci:
gror:t'n, but rather have pushed its qualities as a health spa, its frost-frt
climate as ideal for the growth of money-making avocadoes in one's own bacI
yard, or its potenrial for the growth of eucalyptus trees for sale as lumbt
One mzjor hindrance to conunercial developnient has been the relative don- I Lnn;
of the City o€ Oceanside to the north, which has tended to absorb rnost dcv
ncnt aimed at a regional market, and by its size, has atrracted mzny anc.il
services, amusements, offices and regional h2adquarters. Even today, Carl:
serves 2s somethipg of a bedroom community for the City of Oceanside and fc
Car.:, Pendleton further to the north, although Carlsbad is groving now at a
faster rate than Oceanside, and, for a variety of reasons, may be likely sa
catch up suddenly and even pass Oceanside in population in the future, \a
Oceanside grew in population froin 12,000 ir. 1950 110 33,000 in 1968, Carlsb
is expected to grow froin its present 15,000 population to 33,000 in the ne
seven years (1977) .* Oceanside incorporated as early cis 1888, while .Ca.rls
.*
..
A Population projections prepared by the City of Carlsbad Planning I)epnrtw
April, 1969.
ctici I;,..: <!<I SO it:!~i.l 135?, ;:i::l: 0:11y ;iCt+.!:. z:;:tLs i,~:~t-~.t~ c:<.,:,;fr.c: ;L.; !.<, :..:.<::\I,::
1icjt: :<! Fi~ro:::,: ::r::>r;:.:izci tr) CC~,!:IS idc.
b~:~ir!e::>;, S~CC ?.alty ~i.t~p~, ai::t!se;lent>;, dcpn~*tneiit I;tOL-CS, nppzrc;~ sflops I
(:~k:l.~.!.--' ' s r?iv;::t.L:.,t: of n;ri'iy LyiIZs
its larger, murc prosperous, neighbor is reflected in vzrious published t
0
itres for tl~c ti:<> cities; in 1964, hsvii1g 30, - c .-, of ~ccansiclc's pc,pulntin,n (I
vs. 32,975), it had only 25% of Oceanside's city budget, 25% of its rets'
aurlets, and 10.5'% of its total taxable retail sales. In the sanlc year (
bad spent only 9.4% ($22,051 VS. $234,156) of the total spent by Oceansic
on its park and recreation budget. Even after Carlsbad had gained 011 Occ
side in percent of population in 1968 (43x1, its retail outlets only niunI
27,8% Of Oceanside's total, its retail sales only 10.5% and its Ilar~c exil(
ditures only 14.3% of its neighbor's.
Urban growth has caused Oceanside and Carlsbad to be truly one comiunity
than two, separated only by a lagoon. Striking demographic differcnccs i
parent, however, such as the sizeable population of black residents in O(
side as compared to the very few black families (19 according to the Aprj
1969 Special Census) living in Carlsbaci.
It would be difficult to assign the noticeable differences between Ocean:
and Carlsbad to any particular, deliberate attempts on the part of intliv.
to keep Carlsbad small, quiet, and outside of the mainstream of: coiimierci;
prosperity or cornunity conflict. A high percentage of local settlers n~
0
German ancestry, reflecting early attempts to attract pcop~c o~ nortllcrn
European ancestry to live and retire in Cnrlsbrid- Iiecent efforts to rcv
the €lagging downtown district have met with repeated failures, mainly I,(
cause earlier efEorts to keep the downtown a nice quiet place to simp, cc
with efforts to attract older people or retirees, tended to discourage v:
ous development and allowed modest dwelfings, small shops on tiny land p;
or old, decaying, commercial buildings to remain at the city's center.
Factors Inhibiting Growth
Although historical and regional influences from the outside have tended
shape Carlsbad's downtown growth, other purely local factors, including .
grid-iron street pattern, obsolete land platting, the division of arcas 1
Streets and highways into undevelopable land segments, .the conflicts \,et\
former street or railway functions and present-day land use patterns nbu
then, have tended to affect the degree to which downtown Carfsbnd tins bc:
able to groiq comercially. A functional analysis, relating circulation i
0
Inrtci tL.;e cc,r:tiicts is ~~~:S~.I~-CCCI 01:. p<v:i> 2i - ~s:!!c u? tItcse pr~:)irtsi; 2r:c coy:
rnOn to y,>L2sL e?,rcc;; city il? LLlt? IJ-IiLcd 1. . S'---'-:- ic-L..-3 zt:d ;rJ ;iijxcr e,L I c-' u..II I-. 22 x ~ ad ri i E f I
0
to solve, are in no way peculiar to Carlsjad.
A c f p. t 1- 3 f. f ac t c ont r ibx t i. D i; to tire s 1~2; i s kc 2 s s u .F cl C;:LCU~K n c oi>:'LerC i a3. g I OL
today is that much of the downtown exists on the site of the oldest settlec
dating from the turn of the century. The oldest city tract, originally sol
in lots 25' x 150', and compr'lsin2; a majority of land between Grand and Eln;
nofia Avenues and between the A.T. & S.F. railroad tracks and the present-d
location of the freeway (Interstate S), still today tias many old structurcr,
especially its original commercial buildings located between Elm and Grand
Avenues on State next to the former railroad depot. Khile the city has grc
in leaps and bounds into th? area east of the freeway, and the geographic c
ter of city area has cross& to a point just east of the.freeway, the old
downtown still. holds its titular designation as the "Central Business Dis tr
The City Planning Department of the City of'Car1sbad des.igngtcd it as such
August, 1968. Figure 3 shows the original platting of the downtown and Fie
4 shows the present location,of the boundzries of the Central Bcsiness Dis-
trict. Figure 5 shows the existing boundaries of the c-2 comiercial zone.
Figure 6 shows Fire Zones 1 and 2. Fire Zone 1 contains most of the oldest
corimercial buildings in the city.
The land with the highest assessed value (Figure 7) corresponds approximat€
with the official 'boundaries of the Central Business District, and with the
boundxies Of the C-2'zone, and, in a rough way with the adopted General PI
for the Downtown (Figure 8) although none of these correspond exactly,
readily apparent, by examining Figures 3-8 that a clear idea of the shape r
direction of the future downtoiin has not 2s yet formed, and that comercia1
dcvelopxent could easily assume any one of several different shapes. Curre
assessed values and commercial zoning favor Elm Avenue as an important con-
ncrcial strip, while the conceptual designs shown in Figure 4 and Figure 8
show attempts to consolidate and enlarge the core commercial area.
Clearly, the current thinking on the futue center of the doiintown places i.
at the exact location of the oldest, most run-down commercial buildings in
the city, in Fire Zone .1. These buildings xere 1ocate.d along State Street
near the old railroad depot, which now serves as the Chamber of Commerce
huilcling.
caught fire because of the common wall attics upstairs connecting them."k
A Interview, Carlsbad Fire Departmmt, Septextber 30, 1970.
It:
They are a fire hazard and "wouId probably all.burn dorin if one
-12-
Fii;arc 3. L; z!,;i!ri.:2s or' [>ri-.:.;il<il
0 Fig~re i;. ii~up-dzr i ps of p.ktp ~elttra
T;G s Lx2:; 3 i! .t 5 Ly it: : , k'q;LJ s 'T'1:2ot. 25' s 1-50' 1.9t.s
1958
--
0
T__
-I_ --- ----____ ............ ...... ...... .. .- = Tract Boundaries Central Business I)i.strict - Commercial-Res idencia 1
If Residential
Figure 5. Comnercial and Industrial Figure 6. Fire Zones I and 2, 0
Zoning, 1970 Inner City
..I..* .....
ZONE Fire Zone 1
m c-1 0
La-
c--
--
Figure 7. Assessed Values of Land by Block, in Downtown
.Carlsbad. $/Acre. 1969-70.
n$ 0 - 6,999 m $21,000 - 27,999
m $14,000 - 20,999.
a S 7,000 - 13,999 $28,000 ,- 35,999
$36,000 +
Source: Secured Assessment Koll, rty. in Sal; l)iego county,
California, 1970.
-:
,.
__4_
..<l..C Or,.-
Figure 8. General Plan for Downtom Area, 1965
Comercial m Resort-Tourist
Service Conmercial
m Highway Related r1 Professional-Administrative
..,
1.:: ;.1!:-1j :.I. . ., :ti: ,.:' . tli:::::: Ll~.~tl.~\ :I>,::; T..!P:-~: .:.,.t :til; ] r L~; C~L~;-~;[::--C!::\; ::t.:~r:c!:t:
f(ir fi!:t! \,:;!?.L:;, n:~l ~wI.!I~I \IO;. co:itai.:l ~i(~s:i':~~p 1 i,!:;!!; lo!: l.lcir;7 \t,:l!r,: ftlrilit
tliey ;[re r:i;~de of Ii<)!Lo\.d clnj, t ilc, ;.I niateria! \j;iich exploc]ct:; ;fIlcl (:(,I I:ipsc.r
under great kat. . Because of rhcir density, lack of set-Lac!<, nz:c, ard r
0
ti;izar't jrotcntirtl, b~it1di::g~ in tilis :ires zr? classed cbllecLively j.n i:j rc
hnc 1, to which are applied the most stringent Uniform Buj.Iding, code sta
dards r-elating to wiring, building exit, safe~y, trash disposal, use rest
tion 2nd fire-safe building construction. In one of these buildings tllc
upstzirs rental units are condmned for use as living quarters because of
lack of proper fire exits.
Restrictions of the Uniform Building Code cihich limit building improveiueti
to an existing pre-Code bui.lding to 50% of the value of ttle buildiiig witli
bringing it into fall conpliiance with the Code;tcoupled with high insuranc
rates, high taxes, low business volume, poor parking facilities, and low-
quality adjacent shops all serve to dampen the incentive to improve thcsc
buildings, and many oE them have been allowed to slowly deteriorate. Ttrc
owners are holding onto valuable pieces of property, however, assessed at
$ZS,OOO - 35,000 per acre, and so they are waiting for a vave of prosperj
to hit the downtown, and meanwhile are paying high taxes and are unable i
charge maximu rent.
Many factors presently work to prevent a uave of commercial prosperity FI
resuscitating the decaying old heart of the downtown. Especially si.gni f i
is the existence of numerous problems of street circuhtion, distance frc
the freeway, and cross-streets slowing down through-traf f ic f rom surrounl
residential areas. In sharp contrast to the neb3 standards of circulatio
ease, coordinated parking facilities, and easy access to and from lii>;li-s
freeways which have been established in the Plaza Cariiino Rcal, ttic exist:
approaches to the old center of the downtcwn are a veritable obstacle co
of stop streets,. cross-streets, etc. Xany cities, in order to feed su~>u
money into old downtowns, are forced to make drastic alterations to exis
street patterns, route expressways or freeways through or near to the do
in attempts to recapture the suburban trade. The lack of easy autoinobi1
access to the downtown, coupled with the paucity of coordinated parking
cilities help to assure that mostly low-volune, lOLJ-prOfit Or marginnl L.
..
a
* Uniform Building Code, Chapter. I, Section 104.
e
- 13 -
or ?;c;tOTp,~ s;:rvi.:?; pxrely local custowxt; have any inceittivc to Iocatc tb,crc:
~i~:~:;~: 9, s;lnr:ii?.- -7 artl';!s in W;ITCII ii:;prova:3:nis zrc equal to ai.. 1eaF.t 597; <>E
the rota1 assessed value for land and improvsments, reveals a noticeaI,Zc de
fi.cj cr:c~' in tliis reg:crrd in the olc? c~m
tile periphery of the business district in the Inner City currently is devel
ing at a much faster rate than is the cmter.
convcrt.lng from old single-farrtily uses to net7 apartment buildings trhilc: nuc
of tilt: corxnercially-zoned land is lying fallow, so to speak. The demand Fo
housing in the Inner City is greater than the demand for the goods current2
rc: t a i 1 ed downtown.
Ironically, the conditions serving tenpoicrily to depress the downtown econ
icalLy are encouraging many,shops which give a relaxed and cultured atmosph
to a ci.ty - art galleries, craft shops, curiosity and artisan shops - to re
niain there. If city policy acts to stimulate a boom downtown, many margin?
shops catering to the arts may then be unable to afford the-higher rents, a
could be forced out. This would be unfortunate in that there could be a li
age between tourism on the beach and attractions in the CB1) which could lur
~1.~~ c-1xte.r 0; C:;i:l.s~~;i<l. Irldeec!,
Areas zoned X-3 are rnpidly
tourists into downtown shops.
stores, large department stores, high-profit stores have little incentive
currently to locate in old downtown Carlsbad, certain actions on the part o
the city might change this situation, especially dramatic. improvezents to
the street circulation pattern. Banks, offices and lending institutions,
with a sense for the future, are now locating conspicuously downtown along
Elm Avenue. Bank managers sense a gold mine in a downtown with a future
projected population expected to double within the next six years -9:
Pressure to Grow and Its Effects
Although chain stores, franchise-operzted
'!Ply husband qnd I moved here six years ago and we really like Carlsbad.
It's a nice quiet towc. But we know that it's going to change, inpt-ov
mnts will corne to the downtown, and someday all the little arts and
crafts shops which we like to browse in will be forced out of town."
Interview, Do\.mtown Calrsbad, September, 1970.
Pressure to grow, to replace old uses with nei+ ones, to build a strong down
tovn is increasing and will continue to increase. To some residents this
\Jill be a disadvantage and will create problems for them, since the very
'' City of Carlsbad Planning Department population projections, Apr.iL, 1969 -
E-<
0
-- -.___
----I_y..
..Cllti OC,.. - Figure 9. Areas in Which Improvements Equal. 50 Percent or More of Total Assessed Value of Property,
1969-1970
Source: Secured Assessmnt Roll, Property in San Diego
County, California, 1970.
a
... .. ..... . . ._
Figure 10. Areas of Population Loss in the Inner City,
19 56-19 70
Source: Community Development Plan, Carlsbad, California,
1957, p. 28, and Special Census, April, 1969, 0 1-1 Gain in Population 20-39 Persons Loss m No Change in Papulation B 0-19 Persons ~oss
40 or nore Persons LOSS
U:.:elling Unit Type
I.
Single-Family
2-4 Unit
5+ Unit
Number of Units
$0-499" $500-9995 $1000-1999" $2000-2999k $30
83 18 5 2
13 6 4 -
3 1 2 -
Dwellliig Unit Type $0-499" -
S ingle-Fani ly 18
2-4 Unit 4
Si- Uni; 2
$500-999" $1000-1939* $20()0-2999f< $:
_I__ I
2 3 - 1 - -
- -_ - i t
2:;:.n: nt:;s;!?Lcirl*oo:l b.-.ns cii. 7 i:::: ;-.!--rc4.:<: ili;fc :lie 5;;"' of bC:i>
in ,lil ilLr! '!c,:::?to is tFL.2 p-L:LclF:Ll fact,?< <?:-<!y.::j i>:-c-.-- 0 its i.2c:E;r.l r bu: 0:;
OIlCC c i .- ~-
coi71n2rcia~ zoning EU~ bc seen to hasten th2 demj.sc of a nef.ghI>orhood, and d
cocrc?gc residential rebuilding or reha5ilicati.on.
%he Effect of the Freeway on Carlsbad
~0~2 cities south of Carlsbad which were oriented to U.S. Kighl<a>r 101 have
come veritable ghost towns -- pleasant quiet areas for the casual tourist b
areas of grievous income loss for the businessman. Unlike cities which are
campletely abandoned as nodes on a fornier travel route, and whIch totally d
teriorate, Carlsbad's downtoim has been only partially abandoned, the main
north-south traffic route has merely shifted 8-10 blocks east and the downt
continues to serve 3 large and growing pqxlation. Carlsbad has had a free
in its present location for 16 years, and never quite suffered the devastat
to its local business that has been felt by Leucadia, Encinitas, Cardiff-by
the-Sea and Solana Beach since 1967 when Interstate 5 opened up a mile inla
from their former business districts. In these latter cities the portions
the business district oriented to the old coast route are now ha-lf vacant,
occupied by the very'rnarginal or least profitable of comercial enterprises
such as artist galleries, surfboard shops, taco stands, an'd rock 2nd curio
shops.
Carlsbad did not suffer so badly, and to soze the loss in 1958 of maddening
noisy traffic* along Carlsbad Boulevard (former U.S. Highway 1) Elas been 3
Godsend. In addition to the feedback of shoppers and tourists which Carlsb
receives from its location next to its northern neighbor, Oceanside, Carlsb
conticues to succeed in attracting visitors on its own merits to the South
Carlsbad State Beach (camping area), the State Beach, and to the picturesqu
1O:.:-key collection of stately trees, palms, large green playing fields and
his toric buildings, and park, which characterize Carlsbad's downtown west o
the railroad tracks. Collectively the Twin Inns, the Royal Palms Motel, th
Lutheran Home (formerly the well-known California-Carlsbad Mineral Springs
Hotel), the Chamber of Commerce Building (formerly the railroad depot), and
the facsimile mineral springs well, lend historic charm to Che city.
' Interviev, Carlsbad resident. SepEenber, 1970.
- 20 -
- E'rai.:iic Ci!;.Lcr!L
I'ararJ:,:.:iC;?fIy, Carlsbnd's outward cliarm rcsrs on a fragi.lc. L;isc -- tiic vi
bits ancl pieces of history and "atmosphere" are in many cases in poor con
ti.on, j<:opz::dized, TI?? rYwiii Lnlis, a disti
0
insubs tantially b!ij.lC, GC old..
guished moncment o€ the Carpenter Gothic era of architectural design, is
fire trap according to the Fire Department, and in the event of a fire c(
not be saved. Its twin, so-called, burned to the ground in the early 19:
The Royal Palms Motel, looking today as if it has seen b,etter days, sits
a choice corner lot ilt the intersection of Carlsbad Boulevard and Elm Avr
has pleasant viexs of the ocean a half block away, but has a very prccarj
existence as a comercial en'terprise. The motel has already been threatc
with demolition of.its quasi-Spanish style cottages in favor of a seaside
high-rise motel. The Lutheran Home, less substantially built in its inte
than its imposing monumental facade .crould suggest, is 40 years old, and z
mains along with its neighbor, the Army-Navy Academy, on a choice ocean-
frontage lot only by the grace of its tax-exempt status as a non-profit i
stitution. Any future changes in the laws pertaining to the tax status c
church property or private school property, could seriously endanger th~
tence of these buildings in their present locations. Some day in the flit
all the buildings alluded to may be either torn down, burned down or solc
land developers who'have no sentimental attachment to them, and much of
Carlsbad's village-like atmosphere would be gone. To prevent tliese pnssj
circimstances from occurring, a conscious effort will have to be made anc
a plan devised for having these buildings preserved as historical monumer
perhaps under a HUD Historic Preservation Grants program (which is not
guaranteed because these buildings are neither very historic nor so well
build if the city is to continue to rely on tourism as a source of revent
Figure 24 shows some of these historical buildings as well as other scen:
assets in the Inner City.
Although it is true, as has been stated in the Housing Element report, p
lished in 1969 by the City Planning Depzrtnent, that the focus of recent
growth is to the east and that the city center will "continue to move ea:
ward and eventually curve in a southeast direction,''* this will not mean
the downtown will be completely by-passed or abandoned. On the contrary
0
0
;: Ilousinp, Element of the General Plan, City of Carlsbad, 1969, p.12.
- LL -
til,z da-.!;:torq1 sill coil'iinue to g'ro;; Ly ;I g~c ji pr~cc!:;~ of za-fjllti>g of
.. E;:L:;:,-i::; .~rncn;it lots, co:strcici:io:i u: :?CZ.:.J cy;-,cs c;;: cc? .:rc<.-tI L[i:;; :tt^fSzC'S
supportzbble by an enlarged population, aud constructi-on of ncw apartrcier'tl:
b\liL:!<,,;;.'. and office b1-itl.diqs. All of this dc~eI.~j;:~!cnt c?oT.~:rtt<j;m vi. 17 CIV~I.
tually be at the expense of the currently large stock of deteriorating hou:
strviq as low-income housing, and ultinatcfy average rents cri1.1. climb.
Probably, growth will be less even, less well integrated aesthetically or j
terms of shopper convenience and parking than is now possible to acliieve or
large open sites developed as shopping centers in the hinterland. Nrvcrthe
less, the downtown Will grow. Even a strong General Plan and a strict zonj
ordinance will not ensure devclopnent as evenly conceived and desi-gned as
can occur in shopping centers, since hundreds of different gndividuals own
separate small parcels downtown.
blocks requiring cooperation of many land owners has only met with margina'
success in many cities, or has been achieved only as the result of extreme'
aggressive efforts by groups or corporations with a singular interest in
Lot assrinblage or assemblage of suher-
developing a doiJntown or through urban renewal. ..
At the time of this writing, very little evidence can be found of the pres(
of a body of concerned developers, entrepreneurs, interested businessmen W?
want to rebuild the commercial core of Downtown Carlsbad, No downtown gr01
exists which matches in its enthusiasm for rebuilding downtown business, t'
enthusiasm which the Cormunity Involvement Committee (CIC) has for solving
the social and housing problems of the Efexican-Americans living next door
the dor.;ntown. At the present time, downtoT..m construction is occurring 011
a parcel-by-parcel basis.
In the meantime the Central Eusiness District' Action Commission (CBDAC)
shoufd become the active proponent of CBD revitalization,
In a few years, this pattern may change, howeve.
e
APPENDIX 4
0
0
EXCEPTS *
FRWi
--- DEVELOPMENT POTENT1 AL FOR
DO?@JTOWN CARLSBAD REVITALIZATION
PREPARED BY
ECONOMIC RESEARCH ASSOCIATES
FEBRUARY 1976
* Complete report is on file with the Carlsbad office of Housing and Redevelopme1
!
- ._ . f,
*.*: , .-._ :, , kj - -,, 1 ~ :&, -. > I ., ,. ; 1 ;;s ;< 2 'T; 22 .-:3;;1 "45s oci .e
Los kngoles, Cali
NicLean, V
Orlando, F
Oak Brook, L
San Francisco, Cali
Boston, Massach
/
DEVELOPMENT POTENTIAL
FOR DD'MNTO\1\IM CARLSBAD
R EV I TAL I ZATI ON l.: ,. .' *
J-
PREPARED FOR
CARLSBAD CHAMBER OF COMMERCE
-' e
1.
1100 Gleridon Asenue
\ -. :") Econ3mjcs s2:.trch Asso ' Lo; :..F7..!*s. !.!z!.edr, - do - CI,:<.?$., . !h, .z:27.ci:: (213) 4.,'7-RS:;S
-.I ,I.,:>;: 3:@.?..;2-EyJ::
Februzry 24, I976
Mr. Harry Swanson, President
Carlsbad Chamber of Commerce
P.O. Box597
Carlsbad, California 92008
Dezr Mr. Swanson:
._.
Economics Research Associates is pleased to provide you with
the report "Development Potential for Downtown Carlsbad Revitalization".
Based upon the information in this report, the revitalization of
the downtown Carlsbad area can be a successful venture. In order to
accomplish this revitalization, the city of Carlsbad must develop pri-
orities and plans in managing the growth of the downtown area.' Among
.. . other responsibilities, those undertaking the revitalization should
Ai. establish the following policies: '!.
8 Determine the extent of the area to be included in the
revitalization process.
Define the combination of themes and designs which
exist and/or are acceptable to the community.
Set up planning guidelines for the revitalization process-
Implement the guidelines using all of the resources
available to the city.
e
o
Q
These basic policies will assist the city of Carlsbad in meeting
its revitalization goals.
Carlsbsd on this project and would welcome being of further assistance
to the city.
ERA has enjoyed working with the people of
Re s p- c tfully submitt e d, y,/- ~ k,' /+- / /Lr +&-<..f.
Richard Lyon
Vice President
@A FL\SSISG RE3EhKH cVi(R3UTI?S W.U.?L\?
- 40 -
\' HE,II,TI!, f,YX,F.kRE, /GD SOC1a SEXVICES 0
EsistinR Conditions.
There is a heavy concentretion of poor in the Inner City's Barrio (Protlern
Area 1) made up of Whites as well as minority group members. They depend
upon a bewildering array of services dispensed by different bureaucracies
located in scattered places. The poorest faiiilies require better housing,
the distribution of food com.odities, welfare services, emergency transpor-
tation, pdblicly sponsored medical care, assistance OR hmigration probleas
legal aid, day care €or childre'n, and assistance on school-related problems
One of the biggest decisions Carlsbad faces in the near future is how it
intends to deal with the probi&n of poverty zlong its poor white and poor
Nexican-herican residents. While the City cannot alone deal with or corrc
all of the problems of the poor, it 'has a role to play in abating the prob:
of poverty and in assuming some responsibility for its less fortunate
residents. This section of this report is addressed to sone of the ways t'
City can participate in the human development of Inner City residents thro 0 the alleviation of 'health, welfare and other social services. .> .
1.
about the full array of social services to the people who need them,
to bring those services closer to the pro3lem areas. The Inner City
should r?ot be left to fend for themselves, to reinain ignorant of th?l
rights or of the services available to them; nor should the City be
indifferent to the fact that these services often are difficult to ur
remotely located or inaccessible, and surrounded by red tape that no
Perhaps the chief role the City could play is to get the informat
English spe&ing people cannot unravel.
c
2. Income-maintenance programs to supp'leinent income from productive
enployment, if any, must be designed to help people in the Inner Cit
Vhatever the ultimate shape of the welfare and income maintenance
systems no:? under consideration in Sacrmento and in the U. S. Congr
the awareness of and access to these programs by the nowEnglish sp~
elderly, disabled, and others, can be iaproved through a centrally
located service center, sponsored by the City and fvnily counseling 0 service.
-
A\-. A .LL%ULL.&fi iIUL\ YKUiESS
The ultimate revitalizztion shcluld consider two major goals --
developing control over the appearance of the area designated €or revital-
izztion, md determining a system fLexible enough to finance such an
un de r taking.
Establishing control is an important element of maintaining
what is attractive about the downtown area.
process that has progressed to date will continue.
in the downtown zrea are legal, conforming ones they are not always
comptible.
prechde the potential development in the area, and will result in a
gradud spiral downward through progressively less attractive uses
toward a blighted condition.
Without control, the fill-in
Although many uses
The absence of an orderly development plan will eventually
13
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14
C>-~~:~~>~-~ is fAc26 v:::;: so:yA~ intt:re:;t;.n;r ~-23 C::I~Z’J.:> 7. ~,:;LEEL>~ - .., A
D~~~,~~;TLs~ E-;;.pen&r_g on v,f3’h?-t ;ire2 is 2cfi:icci ;LS do~~i~o-,~~~ f;srIsbad,
the amount of acreage in this area could anourit to zs much as 61-32
acres of xyhich 15.82 acres are vacant ZLiyG proS&Ij- z~iorc i.fi;~n 20 xrcs
are underutilized if zoning is to be taken seriously. All of the uses arc
low rise and the better commerciai uses are veryattractive, with thcir
own special appeal. Due to the fill-in approach to development the uses
tend to be clustered, althougll Elm Avenue is becoming a prominent
financial area.
If Carlsbad were to capture all of the commercial potential
related strictly to the city and its subregional growth, it would need only
15 to 20 acres depending on the parking ratios that developed. Jf Carlsbz
continues to make inroads into the regional market, the amount of land
required for the basic retail activities--exclusive of service-type busi-
nesses--could amount to as much as 50 acres.
planned Competition--such as the 160,000 square feet CDC project on El
Czmino Real and the future 150 to 175,000 square feet expansion of the
mall--will also penetrate future markets. It’s proba3le that the market
potential will be expanded as well as absorbed by these projects due to
the excellent locationaf features of the Route 78/E1 Carnino Real inter-
change.
space could absorb between 4 and 10 acres in the Carlsbad dotirnto\vn
area, and additional acreage could be absorbed by construction for new
lodging and upgrading demand generated by any combination of retail,
service or office space.
However, current or
Besides the conventional retail uses, both service and office
While downtown Carlsbad will not absorb all of the future potential
it is placed in the enviable situation of deciding not so much as to hotv to
attract new development but instead the best way of going about it.
Unquestionably one of the major attractive aspects of Carlsbad
is its low rise, quaint environment.
tion in other downtown areas.
This contrasts with dense construc-
A development plan should be adopted that
15
.~ _I -3.-
peTxiic:; .. ~he r~~~:1~~io~~ oi this ~ii;:iT~i~;-:~~lt a:, v;ell as nevu' coi~::i~u~tiori.
Tnere are several ways to do this:
0
- 3 Ci.velop a theme for giTizn segmenks of the downtown area.
While an overall theme would be desirable, there are snffi-
cient architectural differences between the better land uses
to prevent one theme, but clustered themes- -a concept
originally described by ERA- -would be a convenient solution
Any number of themes could prevail--Spanish, Mediterranez
Danish, etc.
Develop complementary systems that link the clustered area
These systems'could consist of open space or some similar
linkage that can be analyzed by the city planning department,
Establishment of some kind of system like this would be attr
tive to bicyclists as well as pedestrians. With over 2,000,O
visitations per year the low-rise themes linked by open spac
would be a constant impression fixed in the mind of the visit
and eventually create a basis for repeat visitation based on f
appeal as well as the excellent climate.
Do everything possible to plan and assist in upgrading of all
uses, including residential uses. Where uses are incornpat:
the city should take whatever measures necessary to reduce
the frequency of incompatible uses, especially those that det
from the kind of impression and image that the local citizen:
apparently desire.
Parking solutions should be part of the upgrading process.
The arrangement between parking and existing businesses
can be a significant factor in the success of the downtown
C arls b ad revit aliz at ion pro c e s s .
e
._
<: 0
CB
o
There are other areas worthy of discussion but most of them--
like some of the preceding considerations--are really planning consider
tions. A few more economic considerations are in order,
0
16
1f a su;:cesssful rcvita.lizaiion process does occur, SG:XC Lalid will
be utilized for new and different uses. SGrne uses will not ret-urn high
dlvl:i;:ncls . -1 iri tlie usuz!, CCOT~O:X~,C SCXSC. ?. 2 Q: ?:;:.i~:ipi.c, ~pc:~ si.jz(:<: ZQ,C~.S
not yield revenue. However, indirect monetary gains may be irnpressiv
mith open spacz because more visitors will respond to this kind of envii-c
meEt based on current attitudes. Parking is also a low yield land use bc
absolutely necessary to a business district.
In encouraging new kind uszs, the city should consider its optior,~
I€ it is possible the more stylish businesses should be attracted. Despit,
the presence of wealth in the North Cou~ty there is a general absence GZ
style ox it is scattered about, leaving its impact on a few people at a tim
There are few high fashion outlets, and no centralized gourmet, delica-
tessen or winery outlets. These could easily be combined with specializ
outlets catering to tastes which have not developed in the area despite tht
apparent support for them.
Some basic economic aspects of a project are shown in Tsble 9.
As noted, the project is small, consisting of 127,800 square feet of net
area that absorbs about six acres. The impact of these uses--which do
not necessarily have to be adjacent--is shown by the per acre investment
that averages $754,300.
amount to more than $2,000,000 for 247 employees.
be new jobs as these would be new business activity except for the poten-
tial upgrading that is represented in the office space.
9- '
x..
Payrolls generzted by this small project would
Most of this would
Table 10 which follows illustrates the revenue impact of this smal,
project.
direct revenues would amount to $177,610 annually whereas indirect
revenues would amount to about $19, 000.
estimates of indirect revenue benefits are partial and conservative. If a
larger project were undertaken over several years time, there would be
additional benefits flowing to existing Carlsbad business firms that are
not analyzed in this table.
Total business volume would amount to more than $12,000,000;
This is a small project and the
..
17
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PRELIMINARY REVEl ;UE ANALYSIS
HYPOTHETICAL PXOJECT
Total Employe e s 247 Employees Payrolls $2,952,100
Construction Costs $;4,<--.’=~, aoo
Business Volumn- 1/
Services 2,000,000
Offices 7,125,000
All Retail $ 2,625,000
Mote$/ 685,000 Total $12,435,009
Direct Revenues31
Sales Taxes (at ,0095 percent of retail szles)
Business Taxes $24,938
Pro fe s sional (0 ffic e s) 1,900
Other 16,080
Bed Tax 34,250
Real Estate Taxes 113,980
Personal Property Taxes 11,400
Subtot a1 $imm
b - Indirect Sales ~mpactL/
25 Percent of Employees Purchasing Food and
629,625 Hotel Person-Nights at $3.00 Each
8,360 Patronage Trips to Office (times 2) for
Other Items Each Workday at $2.00 Each $ 27,300 1,888,875
Lunches at $3.00 Each 50,160
Total $1,966,335
Payrolls Generated by Indirect Sales $492,000
70
$18,700
Employees Supported by Indirect Sales&/
Sales Taxes Generated by Indirect Sales
- 1/
21 - 3/ - 4/
Source: Economics Research Associates.
Based on 20 retail-service firms, 38 office firms, and payroll
100 rooms, 75 percent occupied at average rate of $25.00.
Asscrning sales shown in table would be in Carlsbad City boundaries,
Assuming primarily employees of eating and drinking outlets,
volume at 20 percent of gross volume,
-
19
Tile ficsilcing oi such a project is r!2vcr easily acc~~~~~,pllsh~r!.
But the prospect of undertaking the financing will logically follow the
cGmy:-iitrnent to revitc?li:;c tE.e city. j7,JiLh s~J.c?~ 7% succ~~s,'ul trzck record
in many other activities there is no doubt that the residents and officials
of Carlsbad can determine a suitable finar?cing method.
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20
- fA:-jF<iiL->b ~~ -, -
DOllrNTOWN CARLSi3hD LAND USE
i_
PARCEL CH A PL~ C T ERIST I C S
Dow-ntown Carlsbad has never been defined in an economic sens!
Several studies have defined its boundaries, but only for discussion
purposes as opposed to a logical pzttem of land use.
do.cvntown Carlsbad as consisting of 26 blocks located in the following
bounclarie s:
ERA has defined
- - -
Grand Avenue on the north
Walnut Avenue on the south
Carlsbad Boulevard and Lincoln Street on the west - Harding Street on the east
The acreage and parcel count irr this area is s’hotvn in Table E-1
and the area‘s layout is shown in Figure E-l which follows.
the table the domntown area contains 69.32 acres and 326 parcels.
average parcel ranges in size from .07 acres (3,050 square feet) to
0.68 acres (29,621 square feet) exclusive of the parcels within the
railroad right-of-way. These parcels contain 1.75 and 3.94 acres
whereas the average size for all of the other parcels is 0.21 acres or
9, 148 square feet.
As noted ir,
The
ZONING AND LAND USE
Zoning of the blocks in the downtown area has been compiled
from an assesspent and land use map furnished by the City of Carlsbad.
The data is shown in Table E-2 which follows.
blocks which are partially or fully zoned for high density residential
uses.
mercial or related uses.
As noted, there are 6
The remaining blocks or parts of the block are zoned for com-
E-2
-, 7 Tablc L-J- -
BASIC lNFORMATION
CARLSBAD CITY BL08fKS
0
Parcc?
Bloclc- 1/ Assessors Number- 2/ Acres Count Average S
1 203-114 3.84 7 0.55
2 203-175; 203-261 4.22 II 0.38
3 203-260 4.27 13 0.33
4 204-062 4.05 6 0. 66
5 203-296-2 3.94 1 3.94 6 204-010-14,15 3.50 2 1.75
8 203-296-3 through 8 1.25 6 0.21
203-292-1 through 8 f. 02 8 0.13
203-297 1.26 18 0.07
9 10
11 204-010-1 through 12 5.24 12 0.44
12 203-292-9 through 19 1.45 11 0.13
13 203-306 1.25 11 0.11
14 204-021 1.28 I1 0.12
15 204-081 1.28 14 0. 09 16 203-304 2.47 25 0. 09
17 203-305 2.56 10 0.26
18 204-022 2.64 20 0.13 19 204-082 2.56 22 0.12
7 203-293 0.98 10 0.09
.- e
20 203-303 2.76 20 0.14
21 203-353. 2.. 56 18 0.14
22 204-031 2.46 19 0.13
23 204-083 1.28 12 0.11
24 203-354 2.58 14 0.18
25 203-352 2.56 18 0.14 26 20.1-032
Total 69.32 32 6 0.21
2.56 - 7 0.31
1 /
2/
Source: Economics Research Associates.
Where no parcel numbers are shown the block includes the entire
page in most instances.
See Figure E-1 which follows.
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0
E-3
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Figure E-l
CARLSBAD CITY BLOCKS
T:lb:L: x-2
0 DOJVNTOWN LAND USE
Land Use (acres)
Vac
1 c2 3.84 0.06 0.22 0.16 3
2 C2, CM 4.22 0.34 0.61 3.23 0
3 c2, R3 4.27 -- -- 3-30 0
4 R3 4.05 -- -- 1.88 2
5 CM 3.94 -- -- 3.94
6 Ivl 3.50 -.. I- 3.50
9 c2 1.02 0.05 0.28 0.24 (
10 c2 1.26 0. 16 -- 0.96 c
11 M 5.24 -- 0.75 2.46 2
12 c2 1.45 0.21 0.10 0.88 0
13 CZ 1.25 -- 0.11 0.98 0
14 c2 1.28 -- -- 1.28
15 c2 1.28 -- 0. 08 0.84 C 16 c2 2.47 0.17 -- 1.60 C
17 C2, RP 2.56 0.40 -- 1.14 1
18 c2, R3 2.64 -- -- 2.64
19 c2 2.56 -- 0.08 2.16 C
20 c2 2.76 0.08 0.48 1.56 c
21 C2, RP 2. 56 0.12 0.36 1.60 c
22 R3 2.46 -- -- 2.46 -- 1.12 c 23 R3 1.28 --
0.32 1.54 c
1.07 1 24 CZ, RP 2.58 0.16
25 c2 2.56 0.42
26 R3 2.56 0.48 -- 2.08
Total 69.32 2.73 4.36 46.41 1E
- Block Zone Acres Service Ret ail Other- 1/
7 cz 0.98 0. 08 0.60 0.30 s C2, CM 1.25 -- 0.36 0.89
-, 0
--
c
1 / Includes residential uses. - 2/
- Some parcels that appear to be vacart are held in use ownership;
some portions of these larger parcels are developed. Therefore
the correct term would be underutilization in some instances.
Source: City of Carlsbad, Assessment - Land Use Listing, 1975
E-5 a
.,
pL bri,-.i tour of tile ~;~~-;n~~\~,~.~ ZIT^;: .,;i~i .I- ~~:LG-~.~~ 3 ::~~~-v- ,. 1 y.Eki1 r.;.cc;z;iy -
there has never been any direction to tho downtown environrrient- As
shQ*,-;n in thc t>JJlc, 15. 82 CLCZ~S OT 22 ?<.r~ent of tL:? 1~12 i!; :;ti:I.l- \?a.cn~~t,
and service and commercial uses comprise only 7. 09 acres or 16 percent
of the acreage.
other than retail or service activities.
use is residential use, most of which is low-rise, single family dwellings
About 67 percent of the doivntotvri are;; land is used for
A predominant noncommercial
The 7.09 acres oi service ad retzil land use equals 308,840
square feet. In most instaFces the parking is inadequzte and the build-
ings ccver a large percentage of the site.
coverage is 60 percent, the amount of retail/service space tvould be
4.254 acres or 185,300 square feet of commercial space of which 39
percent or 71,350 square feet is service activity and 61 percent or
113,950 square feet is retail activity.
retail space would be desirable; the amo-mt of service space illustrates
how downtown Carlsbad has attracted all of the uses which respond to a
city's broad service needs. The presence of older buildings also en-
courages more service uses due to lower rents (in some cases older
buildings are not a drawback to some service uses),
Assuming that the average
While a larger percentage of
*--
Residential uses comprise a large share of uses ofher than
service or commercial.
Carlsbad the units represent a wide range of construction dates, pre-
Like many of the other buildings in downtown
dominantly before World War II.
The variety of downtown uses indicates that the downtown
Carlsbad area was developed on a fill-in basis in response to the par-
ticular economic cycle with the most impact. The amount of vacant
land and the mixture of non-retail uses suggests that there has never
been a game plan for the area until recently. In view of the city's pop-
lation and early role in ffie north county Zrea, this approach was realis-
tic. In terms of current growth trends aEd the cifa-y's penetration of
surrounding markets it may be useful to examine another approach 'to
downtown Carlsbad.
E-6
e
APPENDEX 5 0
0
7\-rL; I. 1 b4*-
-, L*
9
%
k
..fiousiny Elexect
of the
Carlsbad Genzra! Plan
..
-.
..
..
- -
-.
p repa ied *By :
Margaret R. Goldstein
fo r
City of Carlsbad
Plannirrg Dmpsrtmcci:
Octohzr 28, 1580
..
_. ~.
i
*I
TPLBtE OF CONTENTS '
0
P: Volurqt 1: Housing Element -
1
1
1. IN T R 0 DUCT I ON
.A. Intent and Theme of the Housing Element .
9 B.
C. General Plan Relationships
D. Local Responsibility:
State of California Law and Requirements
I
4
I rn plem en t at ion, E v a1 ua t ion and R eview I
11. GOALS, POLICIES AND ACTION PROGRAMS OF THE .. 1
1
. HOUSlNG ELEMENT
A. Goals a B. Policies and Action Programs 'i
IM PLEMENTATION, PRIORITIES, UPDATE AND REVIEW
OF THE HOUSING ELEivi ENT
, i
1
111. *
A. Priorities
B. Review and Update
..
d
a.
. Volutne 2: APPENDICES
A. Communjty Profile; Housing Characteristics, Needs and
B. Constraints to Providing 'af fordabk' Housing: Market and
C. Mobile Home Discussion
D. Definitions
E. Low 2nd Moderate Income !lousing: Fair Share and
Prob I e n-r s
Cover nment ai
-.
Inclusionary .Provisions e
.
0.
-.
I . I XTRGDUCT I Ct?
This housing elemknt of the.gener-31 plan is intended to provide citizens and
public officials of CarIsbsd with an understanding of the housing needs of thc
community and .to develop an integrated set of CJOZI~S, policies and programs
which can assist the conmunity in meeting those need?. Volume I includes
Goals, Pol icies,. and Action Progranis as we1 1 as Implementation Procedures and
Priorities.
Profile as well as discussion of cocstraints to housing development, definitic
and special topics.
Volume 2 avai lsble as reference includes an extensive Community
-6 A. ' fNTENT AND THEME OF THE WOUS1NG .ELEMENT:
..
. ' 'HOUSIEIG IN CARLSSAD 1980-1985; DE\~ELOPt4ENT AND PRESERVATION -
IR the course of citizen participation efforts in preparing this document,
two major themes have emerged as crucial to dealing with housing issues -
in Carlsbad over the next five years; The first of these themes is the
city.'s need to deal with the cmiinuing groxth and develcament of the
community.
rate of growth has accelerated since 1975. The following table illustrates
past trends and available projections of future growth in Carlsbad for
the rlext f i ve-yes r pc I' i od .
..
Carlsbad's popuIation has more than doubled since 7970 and the
.. ..
_. ..
.-J-
c. -
L,
.b
Growth Trends and ?rojcCb>!~5 . - 0
Single Muki . M obiIe
Year Pop u la t ion House hlds F 2 m ;I y F am ilx Home -
24G
7 GO
* 1028 - 4 970 14,944 5,749 3,s 62 I-
'1975 19,700 ' 7,240 3,842 * . 2,422 -
1979* 32,.100 13,287 8,044 4,769 ?,OG8
1985'". 39,371 - 45,932 7 7,260
l98S* *
NA N A NA
51,100 . 20,700 NA NA NA
current
projection Series V; prelimitiary
*
** projection range, Series IV - ***-
.. (Sources: U.S. Census, 7970; California Census, 1975; California Departmer
Finance, 7979, Series IS Forecasts, Comprehensive Planning Organization and I?
.jution No. 5237, City of Car.lsbad, 1977; Series S Preliminary Regional Grow:h - f
casts, Comprehensive Plan2ing Organizzt ion, January, 19.70) - ..
0
. The second major theme is the desire to preserve the character of the city's ex:
rcsiclentiat areas, community scale and desirable environment. This ther
expressed in emphasis on rehabilitation znd preservation activities in older ncig
- hoods and in emphasis on neigh!mrhood identity, orderly development and cor
bility wit11 surroundings to. be stressed in new devclopment. Both theme
response to projected growth and desire to preserve corn niunity values, are adc
in the goals and policies of this element.
*.
..
Toward a Conlprchcnsivc HbLisinc Strategy for Ca'rihad
The housing elenlent is.intcndcd to serve as a b,luei>rint focboth elected offic
staff in cva!uating proposals, dctcrtninirlg priorities and making kUSii16 d~ci
0
-2-
..
all kinds.
day to day issues and serve as one basis Ecr evaluating alternatives.
element r.7hen vie& as a cok.prehensive housLng strategy also provides the
city with a framework to respond to regional, state and fedcral housing
initiates and to evaluate state an2 federal programs for locrl use.
comprehensive housing strategy, the element also informs all residents of the
community of the consensus gbals, policies and priorities which have bcen
devel.oped to attmpt to meet "the housing needs of all economic segments of
The gaals of the elcmnt should provi2e a basis fcr retTic\.?ing
The
As a
the cormuni ty . " e
. 3. STATE OF CALIFORNIA LAY AXD F37qUIEEMENTS
Section 65302(c) of the Government Code requires a housing elerent as a
mandatory coinponent of a city's general plan. This requirement reflects a
legislative judgment that local planning. and program comrnitmcnt are needed
in order to meet the state's housing needs and goals.
ha,s established general standards to be followed in the developnent oE a
housing element. A housing element must consist of standards and ?lam for
the improvement of housing and for provision of adeqmte sites for housiag.
The 'element must considcr all aspects of current housing technology Including
site built housing and manufactured housing..
makc adequate provision for the housing needs of all economic seg1neat-S of
the coinnxmity.
The state legislature
.
..
- In addition, the element must
!.
-
-3-.
- Finall\!, the elclrncnt must be deve1o;d pui'susnt to reguh'iions tst~bl ish
under Ileal th and Safety Code Section 501153 (Section 65302 (c) CaI ifornia
Government Code).
Hocsing Element guidil ipes in Novcnlber, 1377..
criteria agains which local conpiisnce with the requirenimts of Section
can be measured: This housing element was developed pursuant to the Sta
Housing Element Guide1 ines and the Housing Element t.lanua1. prepared b\t th
Department of Housing and C0mrnunit.i Development, in an effort to mzet tE
intent of the state legislzt-ive mandate.
The Department of Flottsincj and Conoicni ty Development i
These guid21 ines estab1 is
-. ..
'C. GENERAL PLAN RELAT I OI\!Sllt PS c--
California law requires that, general plans contain an integrated iatern;
cons.istent set.of policies. The housing element is most affected by de*
. . ment policies contained in the land use element which establishes the 1(
type,. intensity and distribution of land uses throughout the city. The
element has been drafted to .reflect consistency with the land use elerne
for reasons of safety, geology, open space, mise, among others', dectar
certain areas are to be preserved or developed wi.th non-residential use
housing element does not su,ggest specific sftes for particular types of
/
0
The element does recommend, general areas and locationai criteria for fu
hous i ng development . An effort wa's hade to make these recommenda t ions
' sistent with the land use element. To the extent that conflicts arise
the housing clcment and the land use element, the pol ici es' of the land
element 'shall prevail provided, however, t6st provi-sion of .'lower incox
shall be.considered as a factor for a1 lowing dcvelopiiient above the "gu
densities identified in the land use element, and provided further 1:hs
mastcr planned or specific planned areas in which low and moderate inc
units are provi'dcd density increases of no more than 50% of the maxinu
res i dcnt i it1 dens i ty spcc i f i cd j n the Land llse E 1.ciricnt nisy .be perini t ted
Ci ty Counci 1. For- tllosc areas of thc ci ty .wi th clensi ty ranges of 0-4
units pet- acre, a clcnsity incr-cssc of. up to 252 may be gi-sntcd to allc
a.
of IOYJ nnrI iiin<!orTto ;r>f.r\*tjrb tlnr,c. :t,n I f it I~~rnnipc. rIr;lr .
b
that the goals of this busing clemcnt c3:nnoi bz met within the locations and
densities csta5lished for residential dev?Iopmt.T:t by the land use element, the tznd
use el'cmtnt may be amendcd.
.
. Coal Settin: and the Land Use Element
I.
This Housing Element uses the. rcsidential guidelines of tIie,City's adopted Land Use
Element as a policy framewor!: for developing more specific goals and policies in the
housing element. Although thc! Land Use Element enumerates 16 different guidelines
for residential development, they encompass five main themes. These are:
..
1. Preszrvation - Preserve the neighborbod atmosphere, retain the identity of
existing neighborhoods; maxi-mize opcn spzce and ensure siope preservation.
2. Choice - Ensure 'a variety of housing types, a choice of all economic ranges,
wide range of housing types; apartments, townhouses, etc., dif fe r'cnt styles
and piice level's in 2 variety of Ioczti-sns.
3. - ' hicdiurn and High Density Compatibility with Surrounc!iiiy,s 2nd Services -
Provide close-in living and cor;;renicni shopping in the commercial core. Limit
and encourage large scale development of apartments in areas niost appro-
priate from standpoint of convenience and access.
4. t-iousing Necds L Utilize programs to revitaIizc deteriorating areas or thase
with iiigh potential for iIctcriorntiGn; seck to provide low arid modcrate
i n coni e fio us i rig.
..
c 5 -.
0 5- h\ anseed Devefopriient - Enr.s.re ord2:ly residential devetopment, avoid 'leap
' frog' .subdivision; allow higher density where existing or proposed public
facilities can accommodate increased poputation and particularly within the
Village area Redevelopment Project.
Now severs! years. old the !and u~e efcmeilt continue$ to be iftS~fUCtiVe and ha
formed one basis for the goals af the housing ejement.
D. LOCAL RESPONSISILiTY:
IhJ PLE!.iENTAT:ON, EVALU/:TION AND REVIEW .
The Housing Element includes five general goals, ten major policy areas and
recommended action programs. The implementation, .of. the action progra
presents a formidable task for local officials. Obviously; not all tasks can bc si.
equal weight and attention. Section III of this Housing Element highfights th
policies and programs which because of idth state guidelines and local needs shc
be given prioritv. This Section attempts to assign responsibiiity for irnplementa.
of the program. It should be noted that ultinate responsibility ties, of course, 1
the Carlshad City Council, which-may assign staff and resources to carry out
ticii!ar responsibilities under its own guidance or under that of appointed re
bodies. The followiq; chart lists each of the element's 46' recommended a
programs with suggested staff and tcview responsibilities. Those appointed b
' with rcviell) 2nd evaluation responsibilities will be assigned appropriate staffi
indicated in the char.t. The chart also includes suggested fund sourccs. All a
are subject to final directives by the Carlsbad City Council.
._
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I!. GOALS, POLICIES AND ACTiON PRCGRAIrZS OF THE I.2OUSlNC ELEMENT
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A. GOALS
The Housing Element has five major goals.
general direct ion in meeting Carlsbad's two major housing concerns:
existing community vzlucs and rts'ponding to projected growth.
housing element are:
These goals are intended to provide
preserving
The goals of the
I. To preserve Carlsbacl's unique and desirable character as'a coastal community
and to maintain high design and environrncntai quality standzrds in all new
devefo2riient or redevelopment.
A.
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2. To. assure that the city's future development provides an adequate diversity of
LaJusiiig, with ty;:es, piices, tenures and Iocations consistent with the age and
economic cliaracieristics of present and fuiure residents.
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3. To providc affordable housing opportunities in B variety of types and Iocetions
to meet the nccds of current low and moderate income households and a fair.
share proport ion of future low and moderate income households.
4. To assure that :he amount and type of housinz clcvclopment or 'redevelopment
is compatibIc and convenient with the locations of major ,facJlitics and scr-
vices and in particular. with major transportation and transit routes, as well as
n-i 2 jo r e rn p I o y rn c I I t c c ii t c rs .
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5. To ilssure that all housing, dieth.zr nisrkct 01' zssisted, is Sold Or
. rented in confornance with open housing policies free of discriminatory
practices. .
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B. POLICIES Ah? ACTION PROGRkXS
In order to meet the goals outlined above, specific policies and programs a
suggested. Ten major policy +areas are identified; each relates to a specif
set of housing issues and prrjblems. l'he first two of these policy areas re
to preservation of the existing community, the next five policy areas relat
to response to new dcvelopnent, while the final three policies involve orgz
ization, equal opportunity and update. Following each of the policies are
specific action programs designed to carry out the .. poltcy. The city shall
use Its best efforts to implenent these action progrcns consistent with so 0' legislative judgment. Ir; ixplenenting this program due consideration will
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given to rhe balance of new and existing housing, avai3.ahle resources,
envLronmenta1 protection and general c,.munity vclfrare.
Policy I
preserve the existiny, character of the ciry and protect existing
residential coiiununities from encroachment of incompatible uses or
deeradation of environmental qua1iL.y by establishing "p~-eservation
disCrj.cts" within the city.
city's census tracts -
Tllcse districts might correspond to thc
Act5 ons ____- . I
li 1-1 - f-lonitor signs of early dccline wj.thin preservation districts
by conducting frcqucnt, spot hspcctions of liousing condj-tion and
ott&pCirlg to nlalte rcliabTlithLio11 funds nva-ihble if necessary.
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- 1-2 - Monitor. signs of early decline within 'preservation districts' .by con-
ducting spot inspection; of condition; 'of public and community facilities and
service;. Conditions should be cvaliiated for po:sible inctusion in capita!
i rn p r ove m en t p r ogr a m.
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- 1-3 - Encourage greater involvement from corn munity and .neighborhood
.. . orgznizations in the prscrvation of existing neighborhoods. .
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- 1-4 - Distribute puS!ic notices of major kity developments and plans to
commimity 3rd neigii5orhood' based groups.
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- 1-5 - Preserve where f.eaasil?le the city's historic houses .from derno1i;irjn or
convcrsim to inappropriztc use. (Ijisroric properties' are eligible for federa!
and stat? funds to carry cut reh;;biIita?Ion; these funds aie difficult to obtain
and 50 econornic feasibility of maintenance or conversion cf historic sites is of
pri ii10 imp3 rt, Z:ICC< ..
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Policy II
.The City s!iDiild ~itili~~ c:ode enforcement and rchabilitatbn activities to
1 reserve and rcf1;lbi 1 i tate the tlousing stock \Vi thin the vi 1 lage jjrea
Redcvelopfiicnt Project.
.
Act ions .,
- 11-1 - Continue tllc ori-goinp, rc!rnl>ititcltion of resicjcsccs now proceeding in the
area with {tindirig froin t lro city's block j:rnrrt prograin.
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7 11-2 - Pursue funding through fcderz; and state rehabilitation prcgrams w!;tc
would .sliow the city the f.fexibility to provide rehabilitat icln assistance I
investors, and moderate and ntidd!e income owners. Among tbse progrrar
allowing greater flexibility which could be pursued are: (1) Issuance of Mar!-
Foran Residential Rehabilitation Bonds, and .(2) Application foi federal Secti
312 loans for the designated area by the Carlsbad Housing and Commun
. Development Commission. Rent rnnximums allowed on investor ow
rehabilitated units would be those established by the Departmcnt of Haul
and Urban Development for its Section.8 /.\oderate Aehbilitation Program,
0
- 11-3 - Seek to maintain and imprcve public facilities and services withir
Village Area Redevelopment Project. (Funds to come either from zddit
Ccmntuni ty Deveiopment EIock Cran: monies,' tag increments, bond isstt
geneial city fund;.)
0.
Po! icy 11 1
.. -I Devcl.op a greater diyersity of housicg t-jpes and piograms to mcc: a sagn:
share of Carlsbad's lower. income housirig needs; maintain and rehab
where necessary thc ekisting stock of Io:vcr income hDusing.
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Carlsbad's five year target goal as estirna.ted in the regional fair share r
of January, 7980, is 2,845 households. The cjty'5 overal! elderly popul
nboui 20 percent or one in five of all households. Usilig this ratio the f
proportionality for assistance goals should be observed: e
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' . Assistzrtce Gcals 79D-35
Total households requiring housing
assistance (CPO Fair Share, Jan, 7950)
Elderly households (I in 5 of city tota?)
2,845
56%
Non-el de rl y fan] i! y house ho Ids ' ' 2,277
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. The city mzy seek referendum authority to meet a portion of elderly gozls; all
other programs eTaborated .in this section will give priority to meeting rmn-
elderly goals.
Actions
.I
111-2 - Pursue those fedetai and state housing programs vJhich are comptibln
with the character of the city and ccn provide th? mo;t housing units toward,.
meeting the city's current and projected need;.
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. _I 111-2 - Continue the'existing Section 8 Housing Assistance Progrzm (210 units)
, . seeking revised rents from the Department of blousing and Urban
.. . Development consistent with coastal area market prices.
lil-3 - Apply to the Department of Housing and Urban Developmelit for an
additional 250 un'its of Section 8 assisted housing to be phased over the five-
year time frame of this Housing Element (1980-15185). The allocation of these
units bctwccn . c!dcrly and non-eldcrly Iioi~scholds would be determined by
fuii'cliny, prioritic; of thc Department of flotisinr, and Urban Devclopmcni and
t /,e c i t y of c a r! sb nd i lous ing n rlcI c om r;: !ir! i ty D cvelopmeiii; -C om m is s ion.
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\ a standards for new cozdoninicm cor;.';truc+ion to be valid, it is also Iiccec
to,apply the same standards to cocdorniniuz conversj.ons. In order to in!
that ail condominiums offered for sale meet the city's goals, the city :
wishes to give consideration to t,he need to reduce and mitigate the in:,
of conversions OR tenants >;no are forced to relocate. It is the policy
the city to reduce 2cd mitigate these adverse impzcts by providing adeq
notification procedures and relocation assistance, including requiring
person converting the condoxiniunl to make payment toward relocation and
costs and the city to provi.de additional counseling, referral and othei
services to aid the tenants being displaced'in finding replacement how
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Policy 1'1 ,
Give consideration to future action on those f.edera1 and state
policies and programs desigiied to incresse.the supply of moderate
inqornk rentals 'and opportunities for moderate income ownership.
The following types of general legislation j.n support of modc-:ate
income housing might be considered.
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Actions
- IV-7 - Statc legislation that would incrcase renter credit allowabfc to alf
househdds OR their stzte income tax. (Cuirent credit alIows 560.00 for sing:(e
renter, $1 37.0c' fcr married couple or unmarried head of househoId.)
.*
tV-2 - State legislation .to require the Ca1ifa;nia Housing Finance Agency to
use the major part of its bonding power to support inoderite income rental
construction through focal authorities.
I_
- IV-3 _- Stzte legislation setting up loan construction ftind for housing develop-
mcnt for disabled pesons (AB 1045). ..
_I_ IV-4 - Federal legislation that would increzse funds available to focal
government for rncderste income rental 'deselqiment and to raise rental lirriits
on existins assistance prcgrnms.
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. c_ fV-5 .- Federal legislation to extend and increase interest subsidy programs for
moderate income home ownership similar to those now offered by local savings
. and loans through the Fedcral Home Loan Bank Coard. -.
. - IV-6 - State Iegislat ion .PO provide mob1I~home resident azsociations with rigfit
of first refusal on purchase of niobiletiome parks.
Policy V
Qevelo;, public inccntivcs to assist the priv;:tc msrket in providing broader
housing opportuntics for -dcvcIopnicni of low and moderate ixome hwsirig. .
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Actions 0 -- - V-1 - The city may develop a volur;"lary inclusionary arid density bon
program which LJOUI~ impleinent Section 65915 et.seq. of the Governnie
Codc. The bonuses and incentives provided pursuant to Section 659:
et.seq. shgll be alternative'and not additional to the bonus provic
in Action V-2 or required'or permitted by other housing programs.
Action 2 - The city may develop a voluntary inclusionary and densi
bonus program al1owing a maximuin of 20 percent density bonus in ex1
for 15 percent of units reserved for low and moderate income rents
the development mzy be mixed sale and rental ; moderate income rent
should be'cquivalent to maximum fair market rents set by Depsrtnicn
Housing and Urban Development for Carlsbad. .
- V-3 - Consider amending ordinances so that the-mixed use of conpat
commercial uses with residential units is encouraged particularly
Village Area Redevelopment Project and.in the comaunity centers"o
de*.-eloped master plan areas. (Conipattible corcxrci~1 uses may inc
administrative and professional offices, retail uses with pzdestr
.. . orientation and some public uses. .See Villhge Arcs Redzvclo~mznt
..V-4 _I_ - Consider amending ordinances to allow developmen! of low ZJP
moderate incorn? rentals with reduction of normal off-street park'
2 requirements, and increases in alfo>ied density in'the doxntown a;
.'V-f; c_ - Consider anlcrtding ordinances to extend the provisjcns of t.1
to sddi tionsl zonc
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Scnior C'i tizcns Housing Devclopncnt Ordinance
besides the R-P zone. _- \
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V-6 - LUIL> LUC~ ciii';itb. L.2 Us -. .I-..--d .- - *
facilities, services, or valuation fees or 3 percentegc thereof on.
develOp.??~irt of ~rn;c,s qssl ;fyin_o as lo:.! 2.nd mderate income relltaIs+
- V-7 - Reservo a portion of annual puStic.services a:location capacity
for developmnt of units qulifyins as Io!.: and noderatc income rentals.
- V-8 - Prepsre a citywide Master Environmental Assessment to reduce the
-.
. time and detail required for individual reviews particularly those
app? icsblc to small parcels of land in SI ready 'developed areas.
- 11-9- Encourage preparaTion of specific plans for residential development
on spccified sites within the city to ohviatz need for further environ-
mentsr1 review of individual projects b;ithin such specific plan ares.
V-IO - The city may adapt programs for rent regulations and resale contr
to ensure that- units developed pursuant to Actions V-1, V-3, V-I;, V-5;
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' and V-6 remain available to persons of low and moderate incone.
cI_ V-'17'- In master planned or specific plarlned areas in which lox and
poderste income rental units are provided density increases of 'no more
than 50% of the rnaxirnuni residential defisity specified in the Land-Use
Elenent may be permitted by the Ci ty Council.
.I?:
-. V-52 - Psrticjpatjon in San Diego Local Area Certification r:hereby HUD
_c_
certifies city development codes to cut processing time in VA and FHA
prog rams .
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Policy VI
Assure adequate and suitable sites for development of a variety of hot1
types and espccially to assurc affordabi 1 i ty.
Act ions --
c_ Vi-? - Plsn to -include sites suitably zoned for nicdirmr and higher den:
(20 to 30 units per acrc). in all ne:.: dc\~clopincr;t. (Dctcrmination of dc
and ?owtion with ino"ividual project's to bc negotiated by staff and
dcvclopers suLject to cotinti 1 spprova1).
_I_ 1'1-2 - Encoui-XJC. cl(:vc1opct-s to irrdicntc appropriate sites for fox and
--*'-*--*.n :'-.-rx-t::, Zi/>iiT; i nC1 r];:vc!O[);;i,nt j!, 1l\astr.r pl;lns.
\ - VI-3 - Encourage the dcve1opi::cnt of scitable sites trithin the city fo.
..
. WnufZCtGred housing inc].u$ing T~~~ZIC home psrks and, mobileiiome and
modular unit subdivisions an3 considcr zone code amendments for such
housing.
- ltI-4 - Assure suitable sites for a varieiy of housing types by amend
subdivisron and zoning ordinances to provide .for the establishment o
exclusive nobile home zones and to establish criteria €or the locati
Sr.
ordinances may provide for standards €or development and design as 1
as providing spccial considerations €or low and moderate income and
citizen residences or projects. ~uch ordinances may also reduce th
of the conversion of mobile home parks to other uses by providing f
procedures €or notices to occupants and adequate assistance for re1
of persons and units.
If-the City Cooncil deternines it is necessary to protect 10.r.l and '
income citizens and senios citizens from-bc-ing dj-splaced fro^: exik
mobile home parks by unre.asonable or'unjustified rent increases SI:
ordlnances may also regulate rents.,
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. factory built housing on a variety of sites throughout the city. ,.. -
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-. "VI-5 7 - Review site suitability using the site selection criteria :
bc'low. Many Of the Rajor environmental considerations related to
development axe covered by existing review requirements. The fol
criteria relate specifically to the location of housing for low z
moderate inconic faniillics and elderly. -Evaluate:
Cl) Ncishborliood cnvironmcnt including existing land uses and i
additional housing.
(2) Transpor tat ion-proximity , fxecju ency and destination.
(3) Pedestrian i!lobi.lify - hrd!rwnys, l'i.ghting, safety. 0
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(4)
(5)
(6) Proximity to educational facilities,
Proximity to medical, rccreationzi anci cuituraf facilities.
Proximity to concnunity and caixrcid. services L
Policy VI1
Plan for the location or' major nev residential development along
transportation and transit lines to assure access Lo comncrciai and
industrial employmat tmters; plan fDr r2sidentiaf development to
accommodate an'ticipated growth, as approved by City Council from a-~aila'
forecasts.
. Actions
VII-1 - ~ndertake a community.education program within each of the city'
four quadrants to acquaint residents with expected growth, availability
of services and facilities and possible impacts.
TII-2 - See!: cooperation of inajor employers in estimating five-year job
growth, profile of employees and estimate of housing needs.
VII-3 - Prepare grant application to the Economic Developnent Adminlstrz
Department of Commerce to devclop program to dvaluate futul-e Cerlsbad
employment growth in light of housing trends and needs. This program
should consider volume, type and location of employment related to
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housing and public facilities;
. 'VII--4 - Prepare estimate of major serv2c.e and facility capacity --
(tioushg units) for fivc-year period (1.980-1985) and evaluate against
agreed upon population forecasts.
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Policy VI I I
Actively pursue organizational changes and the development of new
organizations to facil itate meeting the city's hoilsing needs.
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Actions
VI f 1-1 - Attempt to form an areawide Housing Counci 1. with other North
.County cities, and representatives of San Diego .County (San Diesuito a:
the U.S. Department of Housing and Urban Development, and the Californ
State Department of Housihg and Community Development to:
(7)
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Coordinate existing and future housing assistance programs for
North County,
Share waiting list information to direct eligjble applicants to
nearest location;
Develop common vacancy and counseling services to be shared by a
.. (2)
t.
(3)
'(It) Seek izhe cooperation of all member jurisdictions of the Housirig
.Council to meet individual fair share needs,
Consider the development of a public/private coali.tion to seek
passage of 10c;l and areawide Article 34 referenda.
a
(5) '
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'Vi1 1-2 - \lor% with local non-profit and 1 imi ted profit groups to. devel
applications for housing development, loan, and counseling funds availa
to such groups through state and federal programs.
' . Vltl-3 - €validate expznsion of the functions of the city's Housing anc
Comnunity Dcveiopment Commission to include municipal financc and lanc
e
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.banking fuiic-Lions. (Comnmunity Devc:opm~nt Ccmmissiorrs are perniited under
California law to expand their functions' to allow participation in direct
develop m ent activity .)
Policy I X
/1,\1 housing in the city sliquld be sold or rented, in accordsnce with the fedcrd
and state government's qua.[ opportttnity regulations.
Act ions
I X-? - Continue and support affirmative fair market programs by builders
developing housing in Carlsbad. ..
- IX-2 - Encourage devcloper/owners of mobilehome parks'to operate in conf.or-
mance wilh 'open' park laws. Rcport any closed park practice: .to the San
Di ,go Ctistrict Attorney's Office.
_. ~. Policy X
. Periodically review af I Imusing program implementation efforts and update
when necessary.
r)
Actions
_I X-1 - Thc Planning Department should prepare an annual report on irnplcmenta-
tion of the llousina Eleincnt Coals ad Poticics for PIannin'g Commission and
City Cotrnc'ii review.
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- X-2 - Conduct update and evaluation cf projections, needs, and goals in tbusirxt
Element when Series V Population' Forecasts -have been adopted by the city.
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- X-3 - Conduct update and evatuation of housihg needs When 1980 CenSUS data
' avaifable.
.- X-4 - Conduct major update, evaluation zncl necessary revisions of the t-iousi
Element in 1985 (five year 'revision).
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. Ill. lA4 PL EM ENTATION
The preceedina, policies and action programs are d2jigned to meet a broad range of
housing goals and needs identified in the Hot:sing' Element. ,The design of ihe
program is comprehensive in an attempt to meet both long-range community needs
and the state guidelines. However, in order to im.plement the. program, priorities
must b& set which will concent;ate resources on the most immediate needs, make
best use of the ieSOurCeS available and in some cases identify the need for additional
time, staff or funds.
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A. PRIORITIES FOR Ihi PLEII: ENTATION .
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. ' The fotlo:t%~g priority 2re;ls rcflect the city's most imn!ediate'needs as.p;trceive? b\l
the Housing Element Review Comniiitec and revicwcd and zpproved by Planning
Commission and City Counci!. This section idenzifics those priorities arid indicates
the ability of the city to implement neccssary'progiams. T!iese priorities set the
framework for immediate programs over the ncxt two years but are not intended to
reduce the importance of the entire cornprehensive housing strategy described in
Section !\.
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' I, Prcscrvinf; flousing and Neighborhoods -I
hfajor policy and program si:ggestions of the fioasirtg Element -relate to thls
prbrity.. Th City's major efforts in preservation should be cornrnitcc! to conccn-
traicd rehA!>i!itath:> in cnd around the doivntoi;*n area. This priority is selected for
scvcral reasons: most of tiic city's deteriorating housing is locatcd in this area, a
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major' downtown rehabilitation project is alrc;:dy tinderway and the HOUS~R~ and
Community Development Commission is already 'empowered to dircct public and
private resources to the area. hlajor additionid work to be tindertaken is the
development of addit ionat, more flexible sources of rehabilitation assistance to be
used to meet the goals expressed both in the Housing Element and in the Village Arc;
Redevelopment Program. Identifying and developing such sources to be used by thl
Commission should require no new staff to he added to the combined Xousing an
R edevelop m en: staffs. R espons ibi li ty : Housing and Corn rn uni ty Develop m en
Depa.rtment; time frame 1960-1982; funding S50,OC)O.
a
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2. Adequate Provisicn of Housing
0 h'tajor poIicy and program suggestions of the dousing Element re1,ate ta t:
priority. . The city's major efforts in adequate provfs;on s.hou!cf be cornrnitted
acceptiilg its fair share allocation of low-income. units, applying to HUE for 2d
tionz! Section 8 assisted units, conducting a succ,ossFiil referendum for senior citi:
h0ti:ing a.nd developing senior citizen 'n3usif:g on scatter4 sites in the city. Tk
priorities art selected for several reasons: there is a pressing need for low-incc
fami!)r and elderly units, purstling the courses outlined above would more than n
the city's 'good faith' goals for its 1o:ver incornc fair share aiiocation, itrtic1
. referenda for senior citizen busing are tisu~lly sgccessfijt, and with a SUCCI
, referendum [he city would have a wide variety of options open to it as to,hc
. develop the senior citizen housing. Major adclitiond work to be undertaken I
this priority is a.ricw Section 8 application, organizing a refercndum, and prcsc
. t hc f.1 nirsi ng and C om ni tin i ty D eve1 op nicn t C om .. m is sion wit 11 si t e r nnt ive wa
dcvc!op senior citizen housing. lhis work would require the comrn'ifrncnf of or
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time staff person from th? Housing Conmcnity Development staff for a two-yea.
period, RespocsiSility : Housing and Comxnity Development Departnent ; time
frame 13SO-l9S?_, fmding $50,000.
3. Achieving BEfordability
I4ajor policy and prograin suggestions of the Housing Element relate to this
priority.
continued to devr-loping public incentive programs to foster private develop-
ment of affordable housing, * This priority is selected for several’ rerrsons: ‘
the projected growth of the city means that private housing development will
be 2t high levels over the next five years, “affordzble” housing (above meciia
income, but belgi? current market prices) is needed in.the city, demographic
and employment projections indicate a growing need for’ such moderately priced
housing in Carlsbad, and public programs whether federal, state or local are
unable to neet Chis type of need.
under this priority is the development of a voluatary inclusionary zoning and
density bonus program trhich will be attractive to developers and encouraie
them to provide a small percentage of below market units.
establishing the program, acquainting developers with it, tailoring it to ’
their specific needs and working with them to assure its smooth application
would involve a major comiitment of probably one-half person staff time over
a two-year period.
suggested changes such as reservation of public faci3.ities capacities will
require staff and program commitment.
be involved in the detcraination and admki.stration of’ rent contro1.s.
Responsibility: flaming Department ; time fl-me 1980-1982; funding $25,000.
A sS.gnilicnnt stnf-f’need may bc necessnry i.n the administration of a rcsz1.c
control nnd/or rcnt rcgul.atl.ou program to insure units developed pursuant to
The city’s major efforts in achieving affordability should be
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Najor additional work to be undertaken
‘
Drafting ordinances
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In addi.tion, correlating such an ordinance with other
Lastly, significant stnf f time would
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this program would 1. remain available to TOW and nioderate income persons.
Such a program would require an undeterminld amount of time and money. ' 0
Responslbi 1 ity: HDusing and tornniunity Devctopment.
4, Balanced Residential D~elopme~t Vi th Access To Employment, Community
Facilities, and Adequate Services ..
Major policy and program suggestions of the Housing Element relate to this
priority. The city's major 5fforts in balanced developmznt should be comm
to.obtsining better determinations 'of future employment growth and siting
development to assure good access by road and transit.
for several reasoas: the city is a major industrial cen'ter In North Count
' industrially zoned land is abundant and increased nuinbers of workers will
to be. accommdated with housing and services. Major additional work to t
undertaken under this priority is the development of. job projection- data
and its relationship to housing development in Carlsbad; This should re
one half time person commitment for one year from. the Planning Departmcr
Responsibility:
This priority is
o.
Planning Departn:ent; time frame 1380-3982; funding $12
.. 8. REV 1 E\J .At4D UPDATE
_. ' . EIP, Review - An Environmental -Impact Report on this Mousing.Element ha:
prepared and filed with all appropriate agencies in accordance with Ti
the Carlsbsd Runicipal Code and the California Environmental Quality P
. Public P.articipation - The f.Jousing Element was developed v;ith the guir
cooperation of a Citizen's Review Conimi ttee'appointcd by the City COUI
This Review Committee met in 12 sessions belween May jnd October, 197
final review m'eeting was hcld in January; 1380 followed by Planning C
and City Counci 1 Hcarings and WorkShnps.in the Spring and Summer of 1 0
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intergovernmenta\ Coordination - Regional data on population- and housing
forecasts and fair share allocation wa5 utiiized froro Sal Diego's Council
of Governments, the Comprehensive Planning Organization.
State of Califarnia Review - This element has been reviewed by the Departmer
of Housing and Community Development for direction and comment, The Departn
comments were incorporated into this element.
Local Review and Update - After adoption by Planning Commission and City Ccii
'State of .Gal ifornia Department of Housing and Community Development, 60 day:
review time.
. 'San'Diego Cocrnty, A copy.wi11 be filed with San Diego.County pursuant to
\ ..
deveiopnent of future Community Development Block Grant 'Program appl ications ..
.City Staff - Carlsbad's Corninunity Development Block Grant submissions will E
reviewed to assure conformance with Housing Element Goals and Program. ..
.. ..
' '.Comprehensive Planning Orgsnizst ion .- Series V Population Forecasts wil? be
cowsidered by Council late in 1280.
.projections, a1 locations and goals when preliminary Series Y is available,
City staff should revie:.: [!owing Elemen
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and when final Series V has been adopted.
. . . .~.
Coriiprehcnsivc Plannin? Orgsnizatlon - Fair Share A1 locations. City staff
, should nonitor any changes in overall a1 location for possible cfisnges in
Carlsbad's goal figures, or any rc-intcrpretations.of the fair share
a1 loca t i ons . ..
.
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Department of Comni5rce., Cureas of Ccnr;~:s - The decdnniaf national cen~u~
was taken April 1, 1980. Population breakdowis will soon be available.
Detailed demographic and housing data wi11 take much hKJer (18 months).
Revicw of Housing Element projections and goals should take place when the
new. data is available.
Program Evaluation - Local evelrration of program effectiveness, and
implementat ior: of pol icies and programs with recommendations for change
should be conducted annr;aIty over the next five years with public hearing
before the Housing and Coxmunity Development Commission.’
Major Revision - A major evaluation and re’vision of the‘ Housing ElerneQt
should take place in 1385. .
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130USIi~G ELX:T.IEXu'T
VOLubE 2 : APPENDICES
- Appcniiir: X: Cormunity Profile, I-Iousj-acj Charactcl:istics,
Needs and €?robl.ems
lIox ir,g Appendix 5: . Constraints to Providing iifforaable
Appendii: C: P"lob5-1.e Elone Di~;c;lssion
Appendi.x D: Definitiocs
Ap.T!enciix l? : LOW and ~oderztc 1:nco;se Ho~tsj-ncf; fair
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J' Shxe znd Inclusionary Provbbions
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s S~pj-pn~~ler 1.8, I.NO (revixd)
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.. APPERDTX A
COMFZUXT';' PXOELE EO'JS'LNC- CHAIIACTEPJST~CS, IdEEES MdD PIICI~LW a
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Coi~l !Ji IJ i-zi 13' pic0 FI L 1:: 1-10 s S z X <; CI-I I;., P. /i CTE f i ? STi CS , --- _-____ r< EWS, AND PG.Q CLEbIS
A. BACKCROUh'D .
A primary task of ihe Housing Element invciires a;? evaluation of housing piobiems
and needs in Carisbad. Housing needs exist to the extent that the present or
prospective hcusii;g stlppiy f zlrs short of providing afi ecornmic segments of the
community with decent housing. This' section presents an' ovcrvjew of the city's
existing homing supply, inclcrding an inventory of number and types of dwelling
. -units, age and condition of units, tenure, vacziicy rates, and ttousehdd and
. popillation characteristics. This section also contaiils an assessment of unmet
housing needs, as well as a narrative description of the city's major housing
probie m st
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1. Geographical Area - and Svbareas
Carisbad is a coastal city of nearly 35,000 popdation in north San Diego County.
The city incorpratcd in 1952; it is located 9@ mires south of Los Angcles and 35
miles. nortli of Sm Diego. The city is bounded on thc north by Buma Vista Lagoon,
east-west Highray 71; and til; City of (Yista) Oceanside; on the' east by the City of
(Oceansick) -- 'Jista and unii-icorporatcd San Diego County; on the soulh by unincor-
. porsted San Diego County and Dstiquitos Lagoon, and on the we& by the Pacific
Ocean. Geography and dcvcloprnent patterns make possible a sub-area division of
' the city into qtradrants. The dividing sectcrs are Palomar Airport Road (ezst and
' wesi) and E1 Camino Real (north and sou~h). FoIIowing is a gcographical
References arc made
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description of t!me qt1Adiilnts aiicl cei~su~ ipct numbers.
throughout this report to thcsc quadrants. ..
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Northwn,st quidrant - the older, more dense section of the City,
generally west of EI Carnino Real .and north of Agua Hedionda
Lagoon; Census Tracts: 178.01, 178.03, 179., 189.
e
a.
. b. Northeast quadrant - newer developing section east of El Caminc
Real to the tit> boundaries on the north and e'ast; Cenzus Trac
196.
c. Southwest quadrant - some older development but st711 deveIopir
area west of E1 Camino Real; Census Tract: 176.04, 178*05.. ,
d. Southeast quadrant -developed and .. stiil deveioping, general
known as La Costz; Census Tract 200.03. .
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The accompanying maps show Carlsbad's geographical position YV ,thin '
San Diego rsgion and the city's Souncidries.
.. 2. t Population and Houscho!d Cilaracteristics
In early 1773, thc State Department of Finance esitmated a population of 32
for the -Citi of Carlsbd. Carlsbad's popuhtian has more than boubled since I
and the rate of growth has accelerated since -1975. It was the seventh fa:
growing city ,in Caliiorrlis in 1973 among cities less than 50,000. The follo
table summarizes cut-rent poplalion clmri.cteristics, and current hominy,
csi t in at es: ___ 0
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I .I - - i,, . ---._. -_. .-.- -- ---_ ____ - __ .
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"-L" .. . &LZS,// clF L-
d rp+ f;"7''i C-zyz? r, ;,A 7x3 L 9
42 .c.=i\~~~&~_=;t~.~=< ".=-
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Figure, 2
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~:c~~gJcc; TI;,~CT ,EXTCNDS 5E'YOND CIT)' iiOUlirllARY
t. .. . - .*
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Table 1
population and Housing LJni'i Characteristics - 1779
e.
Total populztion 32,110
Houschold ppu!ation 3i, 831
Non-tiousehcld populatior! - - 229
(group q mrt er s)
Total number of households -- 12,086 (13,251)
Table 1
(added zfter Planning Commission and HCD Review)
Poplation and Housing Unit Characteristics I977
.
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Total popu1a;ion 32,110 Total hcusing units 13,281 . Housch o Id pop dation 31,SSl Single f arnily . 8,044 Non-h ddd. population 22 9 Multifamily 4,169 Total hou,seholds 12;0S6 Mobile homes 1,068
.:-Explanation and changes in vacancy data are addressed later in this section.
Vacant 1 ,195-2
Source: Stcl'ie c: California, Department of Fi~mce Estimate, 1779
.-
Carlsbad is a prcdorriinantly .white, young and middlz class community. The 1975
Caliiornia Census indicates that 55 percent of thc city's population is white while
Lkxiczn-Americans cons?it.ute the largest minority group, 9.25 percent of total
popuIatioi2. A!: otlicr rnimrities rcprcscnted about three percent of the city's
population. In 1975, 11 percait of. the city's population'was over 65. The city's
1975 mzdian housellold income ($12,727) was thz third highest in San Diego County
surpsscd only by the smaller cosstnl coi:lmunitics of D.21 Mar and Coronado.
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The following t3bi.e. srrmrxariXs householci cl!aracteris tics in Carisbad iOr 1975.
The accompanying cotnmentzry updatts and cl,rlborates 01) the d3ta- 0.
Table 2
E-louszhoid Characteristics - 1975 ccc Census .
Number Percents
7,071
2.71
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~ Total households
Average household size
'Ethnic hmsehold - A5exican-Rmerican 486 6.8
E;Iinic househcld - others 200 2.8
.- (ious&olds with jrtcomi3 below $10,000 1 J64 22.2)
' Hoilseholds over G5 1,354 19.1
Femalc hzacied household5 -. 1,370 19.3
(Household with incorrie $10,030- 19,W - 1,461 20.7)
-(Households with income over $ZO,OOO 394 14.0)
. (Households income unknown 3,052 43.1)
. (deictc, too outdated, Planning Commission and HCD Review)
a. I~ousc,ho:cl Size
Number of persons per .household has shown a slow but steady decline over the p;
decade, Estirr.Ated 1979 avcragc household size for 'Carlsbad is 2.65. This .stcz
', decline reflects trends towards fewer Jddren per family, morc onc-per:
houschoids, and 'the growing elderly popuhiion consisting of one and two pzr
ho u seh o 1 d s . 0
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b. Ethnic I-iouschofds -
Carlsbad’s mijor ethnic group is .Mexican--&merlcan which ccmprises ahout ten
percent of total popdation and nearly seven percent of .all households. These
Mexican-American households are almosi exclusively cozcentratcd In the city’s
older r.orthwest qrijdrant ~i~d in particular in Census Tract 179, the downtown area.
(See Figure 2, pge A-fr) -
c, Other Ethnic Households
Other ethic hxmholds ccmprise less than three percent of the city’s total
housciidds and are located throughout the city. f.
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d. Households Over 65
. Almost one in five of the city’s households are elderly, over 65. EIderIy househo!ds
are disperszd throughout PIE city with the exception of thz southeast quadrant (La
Ccsta). ’ (Elderly) -- Senior Citizen households are the largest group in the city% major
mobile hDme parks.
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e. Female liza+xl i-;oszeho!ds
Netlrly ow-third of ?hz female headed households are eldzr!y (c)ver 65) but there is
no zppxcnt gcographiccll concenirsiion of such households witliia the city.
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f. i-lousc!~oId lncorne
I. 0.
The utility of the 1975 census income data is extremely limited because of the high
rate of "ng response" to income questions (43 percent of all hmsdioids .. failed ta
answer this question in Cxlsbad in 1975; this pzrcen'tage was similar to other San
Diego County communiiies). (The ccasus jndicatrs, however, that &out 22 percent
of the city's households could be classified lower income $1 1975 standards; thcse
lower income households were highly correlated with the city's minority ar?d elderly
households and located in all quadrants of the city except the southeast, La Costa.)
. (In additior?, the income estimates are now extremely dated. Estimates of 1979
incope by the Caliijrnia Coastal Cornmissiori indjcate a rncdian hoilschofcl income
of $13,410 for Carfsbad. This estimate exeiudzs non-coasfal portions oi the City
2nd is probably artificially JOW, Rkdiar! - income in 1979 in the San Diego area LI_ is
estimated a; $16,S30. There is no indication in any of these figures what tbc
percentage of households in the low-income category might be. Such estimate:
will be anrailable aftcr anzlysis of the lSS0 censcs. Those househoids in the Iotve
income category in the 1775 Census were highly correlated with the City's minorit
and e1,derly houscF:olds ar.d located in all quadrants of the City cxcept th
southcast, ~a Costz.) (delete)'
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The foIIovJir;g t&?e stlrnmarizes current income and rent cstimztes.
*. .. Table 3
(Added afi;cr Planning Commission and ECD Xeview)
Income ar.d Rent Estimates-l979-CarIsbad and Sa; nicgc County
. .. Rent 25% of
h4 on t h! y In co rn t Income Estimate's
Median $lG ,835 $350 Low income ZO% median $13,498 $280 Moderate income 120% median $202,202 $42 1 -$5C 9 +
*The generalfy accepted "sfforability stzndard" for Iow income
households is 25 percent of montl:!y income. At higher incomes
"affordability" may be exrcndcd beyond the 25 pzrcent s?andard a'nd here irciudes 25 IO 35 percent range for moderate income.
Source:
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U.S. Dqxrtment of I-!ousing and Wrban Development, July, 1979.
' - * g. Housjng Unit Characteristics -
In I373 Carlsbad's housing s'iock of approximately 13,281 units is almost imiformly
in good conditiox, contaias a variety of ;).pes and provides the city 'with its
predominantly single family, small-sczlc resitlm'iie~ character. The following table
summarizes the current homing inventory.
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]-lousing Unit Inueciory - 1979
Number Per cent ai
cI_-
'Total units 13,281
Siagie fzrniiy 8,044 . 60.6
hluI t i-f smily 4,169 31.4
Mobile home: 1,068 8.0
h. Developrnznt Pafterns
In i979 the prcdominan'i residenlial use in Carlsbad is s$iil the singie-f amily hm~l
In 1370 &out two 'thirds of a!! ;he city's hotsing units were single-family. Rliul:
family ckveiop:ncnt of the last decade has remained mostly sinsll scale. In 1773
third of all muiti-family units in Carls'uad vier.: in structures of fotir or fewer un
The major change in the city's pattern oi dweiopment in the last decade has b
growth of the conchminiurn unit. In 1970 the city had fewer than ten condc
iums; by 1973 about 20 percent of the city's housing stock (2,GOO units) 1
hdosr of th.2 city's condorniniuins are ciassified under the IY
family housing ' fotalz. Geographicaily, the singlc--family devdopment pattr
predominant in all quadrants except the ojdei nortiwest section <here del
ment is ptcdoriiinant!;. rnulti-family. Nost of the city's mobile home deveio
is in the no;tlxas? and southwest quadrants with ,some minor mobile
development iil the nortlnvcst quadrant but none in La Costa.
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* condxniniurns.
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i, ’ - t-bmftovxrship Pztterns
Since 1 ?70, the prz’centage of ‘households ovining their homes has dropped from 53
percent to 43 percent of a11 households, The regional total for hc)neownersl:ip has
dropped from 53 Fcrcent to 43 percent. All of the region‘s coastal ccmrnuniiks
have had precipitous drops in homeonrnership rates in the Iasi decade. (See Housing
Probfems pages A17-18 for more complete discussion ci hornew.~~rship paitens.)
Revised after Planning Cop mission meeting 3/5/SO
. j. Occupancy/Vacency
..
(The latest available vacancy estjmaies (1979 San Dkgo County estimates) shir:’.: a
vacancy rate of 3.8 percent in CarlsSad, about twice the regional average of 4.6
percent. This high vsca~cy rate is misleading, hwxvcr, since it includes seasonal
homes, as vie11 2s units already sold or rented but ziwaiting occupancy. In edrly
1979, the large number of completions in the city meant the addition of many new
units to thc stock, mcs’i of which were sold b~t unxcupjed. L5ost of, this new
construction VJZS in tk La Costa area. Data from realtors anti mobile borne park
. managers indica3cs iow vacancy rates (under four pzrcent) in the remainder of the
city.)
Typical vacancy surveys are often misleading since they combine vacancies of all
types. !n hby 1979 the Federal Home Loan hank of San Francisco published
vacancy chts by various catcgorics for the San Diego Region snd individual cities.
The iolloiving tzbk swnInxixcs that survey for Car-Ishad,
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! Table 5 (41
. Vacancy by CategcrYf. 1479
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Under
RZiber %
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New ' Construction -- Used Numkr .%
- Total. Units -. Number 5% - - 14,935 367 2.5 317 2.1 GgO- 4.G
%>le Fam2 2
111 1.2 25i, 2.8 447 5.0 9,086
LL i t i- Fam i 1 1'
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233 Q .2 4,743 254 5.4 64 1.3
'Mobile c Homes L_
- - L - 2 .2 1,l%
Vacancy raizs below fivc percent, have typicdly been 'regzrded by @ub!ic a
private sogrces as low. Low vacancy rates may mean lack of thoice and escalat;
rents. CarlsI.sd's rricSi!e home vacency was ox of the Comty's fo'sest. Otf
rates while low were similar to other Ncrth County areas. North County vacar
rates averaged about one.percent above rates In central and southern areas Of .
County . -
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. L,. f,F.e, Ccndjrion and Ovc;rcro\.idiil:< -- of the IfousiliL Stock
. .. The city's housinz 'stock is aIi'nost uniformly of rdcent construction and in goo(
condition. The foHowir.g table summarizes the city's housing stock by age:
Table G (5)
Flousing Stock by Age ..
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96 of
Total . -- Units -
Built prior to 1940 587 4.4
Built 1990-49 . ' 694 5.2
1,518 11.5 Built 1550-53
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Built ]I 950-69 *. 2,665 20.. 0
Built slxc 1970 7,817 55.3 0
TGYAL 1%,281 100.0
Less than ten percent of the city's stock was constructed before 1950, almost a!l
this located in %e city's northwest quadrant, specifically census tracts. 179 a
180. (See Figure 2, pzge A-4 for location.) *
-. Census iniormztion from 1975 indicates 32.5 deieriorated or. dilapidated units i,n 1
city (about 2.4 pcrccnt of thc city's stock). Most of these, units (200) are found
the area around the downP\\pn, census tract 179 and corrdate highly with the old
hausing in tlic city. The rcmaindct- of the substandard units are also found in
city's nor'ih\stcst quac!t-anT in the cenws tracts to the west (CT 180) and the c
(17s.01) of ilx dasvntou:n. 0
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Thsre .is nb recent 'dit2 on j\~e;Cr~-.;;di~;, &fincd as more than I.-oI persons pzr
room cxluding bathrooms and kitch.ms. At the time of the 1979 census, there were
two-thirds of the overcrowdcd units were located in the downtown area (CT 179)
\)?hile the remainder were also in the city's northwest qusdrarlt in census tracts to
the west.and east of the downtown (CT 120, CT 178.01).
._
.. 392 housing unj.ts in the cit)l \vhich WOU~CI be classiikd ss ''c\~~rcr~~~~d~~". About
*,
..
I, Potential Kousing Units: Land Availability - and Developinent Trends
The cityls existing general plan indicates specifically areas Of future residential
,development 2nd po:jshle rede!dopment. More t!;an half the cityls land (13,660
acres) is zoned for residential use. Aborrt three-fourths of this acreage remains
vzcant. About ten percent of avajlabie acreage is-zoned for densities of ten to 30
units per acre. Ayaila';Iz residential zoning at allowab!e denritites could supply the
city \yith an estimaied additional 66,009 housing uniis from now into the future.
(Land Use Element; Carlsbad General Plan) (Esiimaie obtained by using projected
densities in Lax! IJSP Element.)
.
.
---_-
..
The city's recent development has beer: limited by availability 'of sevier capacity.
Evei> with a strict allocation system, more than 6,Og.O housing units have heen
. . produced in tk city sinct? 1975, about 1,500 unit annuzl average. The major
portion of these units were developed in the first hz11 .o€ the 1975-1980 pzriod
before the iriiposition a€ sewx capacitlr allocations. Available projections to 19005
. indicate an increase'of about 4,090 units. €-?owc\~cT, like the previous projections of
&ro\irt+ fi-on1 1375 to 1950, t!iis is Probab!? SII undcrstaten-!ent of demand and the
..
..
a.
city's atsi~ity to accomrnodLtc i?. A mire realistic estimate of shoit-term
&irelopent {13;0 to 1985) would be about 7,500 units or 1,500 per year as
evidenced in the 'i9?5 through 1979 period.
B. IIOUSING NEEDS AND PROBLEMS
In order 10 develop strategies a;ld programs to ensure that aII economic segmeIlts
of the community 2re provided adequate housing opportunities, the community's
housing needs and problems must be accurately assessed. The previous section
presented ai overview of the community's 1;ousing 2nd population characteristics
and discussed potentia1 prGbkm areas. This section attempts to quantify the ci'y's
housing nzeds znd to discuss specific probicnx to establish a basis for the gods,
pokies and program 01 this housing element.
-.
.
-_ 0 ..
1. Unrnct I-Jwsln; _. Necds 1960-1%3
.. Unrnict housing needs may .be divided into two categories: existing unmet needs ar
projected mmct nceds. Together they form-a housing needs estimate for the ne:
five-year period.
-
2. Immediate Housing Need
Imrncdialc housing nzeds consists of the sum of those Iowcr income househc
paying more than 25 percent of income for Ijousing, and the total bf substant
units in til? community. Both those calculations are available irorn the - ;
Calif ortiis -___ CcnS!is and arc summarized in the following table.. 0
*.
-.
Table 7 (6;
- Immediate Lower &one f<ousir?g xecds ..
Low income hotiseholds 569
. (SO pzrcmt or Jess of median income paying more than 25 percent of income
for hausing
(includes units whkh need io be
, rehabilitated or demolished
TOTAL Immediate Ur;'met Ned 894
- Housing deficiencies 325
Unmet housing ne2d Is about eqrrally divided between elderly and family house-
holds, with most family houscho!ds consisting of five or more members. Geogra-
phic Iocation of famiiies.wi:h unmet housing needs is the central area around the '
dovtntovn (CT 179) while elderly heed housclio!ds. are distributed in three of the
cityrs fox quadrats (the southeast quadraat 'being the exception). -- (The above
estirpa?.? may contain some double-counting and thus overstate needs. I-Icwever; it
..
is assumed thzt units with housing defjciencies carry the lo%est rents and,
.tl?eicfore, wotild not be counted in the overpayment categcry.)
(DzJete Szctions numbered 3 And 4 below)
-. (3. Ftjture or Projccfed Housing Needs 13SO-13S5
Future housing need is a function of Carisbad's share of future regional growth.
Current available regional projcctions (Series I\! Population Forecasts, CPO)
estimaic tint Czrlsbaci wjll grow by about 4,000 houscholds between now and 19S5.
Oi these approximately f/,@OO ne,w households tlie lower- income portion (thosc
families rcqiiirin: some aSSiSl;iilCc) is estimated to be zbout 770. Approximately
-.
\
A' n and modcrate incorrie
. housdmfds defined 2s t%\ose above the standards for hOUSirls ZSSktance, but still
unabls t3 afford Typical inarkei rate housing. These two estimates were derived
from a seven factsr formula which estimates population, housing and ernploymellt
growth factors fcr the region and each of its cities.
ft is assumed that' the remaining'2,174 households would be middle and upper
income .and able tr, afford most market housing. Vhile this latter group is well
beyond the scope of govxnmcn? assistance programs, they constitute a large
. portion of the "dzrnand for hogsing" over the next five years and must be provided
for in local housing programs. The foIiowing table summarizes the total dernend
and heed iigures for Carlshad (these estimates are based on currently avaiiablc
re'gicnal projcctbns, Series I\/ Population Fcrecasls), New stirnates will need t(
be made when Series V Population Forecasts are adopted.
0 1,036 of these 1!,0d1 households are estimated 10 bc mwa
.,
a. -
Table 7
Housint; Demand and Housing Need 1780-1965
Market demand househo!ds 2,174 54.4
(middl:: and upper income)
Median and rnodcrate income households 1,0% 26.4.
(60 to 120 percent iridian income)
77 0 _L_ 13.2
(less than SO prcent of median income)
' Lower i ncor'n ~f housch old 5. -
TOTAL 4,000 100.0
0
..
.. ..
.- n 17
4. Fzir Shxc Alloc;!ilm --
Several attempts have been made by the CGmprchensive Planning Organzation to
estimate regional housicg needs and to allocate th& needs to jurisdictions withir?
the region. The most recen? formula estimates 1750-1985 regional housing needs
to be 38,871 units. Carlsbad's share of this need based on housing and employrneni
..
factors is 1-25 mits (that allocqtion plan was adopted by the CarIsbad City Council
in December, 1979). This allocation plan relatzs only to lower income unit need
Le. households with incorrm less than 20 percent of median. Programs directed
toward meeting this !eve1 of need would be almost entirely government assisted.
The estimate of lower income need for Caristad is consistent with census ar,d other
data indicating the city's need fcr assisted housing. The allocation plan does not, .
however, relate to thz important issue of "a~ordatle housing" (a major tasIc of the
Housing Element) Le. hsusing for media and msdzrate income families beyond the
levels of governnens asiistance programs, but unable to afford market rate
housing. Table 7 of this section provides ?.Cl&se estimates for Carlsbad and much of
the program sectior, of this Housing Element relates to providing affordabie
. housinz opportunities. An aiternate fornwia .pro/ec:ing miich hig!:cr total and heal
needs has been clcve1oped in response to directices by the Caiifornia Department PI
Housing and Comrnurrity DeveJopmcnt. That f ormu!a is now being discussed
.
.
.-
locally.) -_-
. .3, Po@c?tion Growth, Fair Slim Allocation 2nd Housiny, Iqccds l780-198j
Future housir2g nccd is a function of Cxlsbad's share of future regional p*ol:Ith.
Latest avajlsble rcgion3.1 .growth projections (CPO, Preliminary Growth Forccasis,
Series U) estimate Ccirlsbad's 1350-1 935 gros,ftIi as follows:
-.
r to
Tiibic 6
. Growth I'rojcctiarls, ,1980- I355 - Caihbad
0
PopuIation Househ o!ds -
Current (1979) 32,100 12,100.
Projection (i%9 . 51,100 20 9 700
CarIsbad is projected to grow by about 8,600 hoiisehoids by 1355.
4. *air Shsre Allocation: Lower Income Housing Needs
.. ..
0 In early 19S0, a region-wide, summary of . "lower income homeholds requirir
assistance" was developed and circulated by the Comprehensive .. Planning Organjzi
tion. 71 that report lower income houscholc's are defined as those which me{
federal income requit-ermnts for housing assistance and pay more than 25 perce
of their income for rent. The report includes estimates of existing and projec-ti
household needs. The following table summarizes the total regional need z!
CarIsbad's "fair share",
-
.. a
-.
3
Table 9
- ~ovcer Income Household Keeds - 1950-1935
-.
Total cc- G rovl t h Current L_c_
San Diego Region 109,738 29,158 ' 138,896
Car lsbad 2,117 . 723 2,845
Carlsbad need as 76 of *, regional total 1.3 2.5 2.0
This estimate of 2,Sti5 lower income households will be about 12.5 percent of the
city's total househclds in 1355 according to avaiiablz projections (Series V). It is
.unlikely that this reSiGn or individcal cities would meet 100' percent Of eStipatC:d
need Over t!p next five-yezr period, However, Section 11 of this Housi% Ekme1%
Goals, Policies and E\.ction Program outlinzs an overall strategy by which Carlsbad
can utilize available resources and opportcnities to thc: fuKest extent possible' .. in .
addressing these needs.
..
.
C. HOUSING PROSLEh,IS .
.. Following is a discussion of hoking problems and their extent and effects in
Car isbad.
1. lniiatjon of Housing Prices and Rents ..
In October 1379, a survcy by thc San Dicgo Chamber of Commerce reported that
. the averagc price of an existing single-larrlily home in San Diego County d as
$10(,,1;0@. On an annu21 basis, this rcfl6rts a 1G.h percent increase over the
.. .
A 3n
were in North County. pic\*ious year. T\\- regicn'z hiL\ L
Co!nmunities ij\.it\l tile big\&; annual incrczses from I378 to 1979 were De! !Jar, 3
percent; Randlo saniz ~c, - 33 percent; (and) Carljbsd, - 31 Ijerccrlt; Oceanside
recordzd a 29 percent increase and San h?_arcos a 25 percent increase. While this
survey covers cnly a limited number of units, it is an indication of the rapid
escalation of housi;lg prices, in many cases three and four times greater than the
genzral inflation ;ate, Because of its location, Carlsbad is strcngly affected bY the
region's tyro major grcwth and inflation pressures: northward development and
coastal loration.
'Yi'Illk costs of all housing continu? to escalate, Carlsbad stili contains a range o
housing prices and rents \vith representation below the regional averages. Th
foUo\:ling table surninarizes tlie range of prices 2nd rents available in Carlsbad 1
mid-1979. (Data gatkred f rom real estate listjngs and newspaper advert isin
* 1 p~[ ~nfiiiril inCiCases I 6 ..
*.
..
.'
0.
3une through September, 1979.) ..
Table i (SI
,. Range of Prices and Rents: Carlsbad - 1979
.. .-
- Low HiGh
Hew condominiums $6S,350 - . $ilk,?OO -f
66,250 152,500 + Nei+ single-f amilg homes - .. Existing homes 59,500. . 200,000 +'
1 bedroom 'apartment 195 375 i 2 bcdroorn apxtmcnt . 230 450 +
700 + 3 bed room 'npx trricnt 315
. 185 - 400 f !,j,ohile home space: rentals - 0 L
In JA~C 1379, t!ie Comty ,-'\\jscssx's Offkc rn;\n--ted tkt ?!-;e mccfhn price of sInxle
family sales in Carlshci was $1 I~,OCCJ, up from SS~,OCJO in ~X'S.
- -- --_-- ----
-
.. .I ..
2. Pressures on the Existing - Rental $upp&
Renter households are increasing. Major reasons fcr this tiend are high housing
prices and the growing nilmbcr of hailer f;ouscho!ds (the elderly and young single
peep!;). At the same time actuz! rental construction is declining. Since 1370,
about twice as many single-family units as mulii-fzmi!y units were developed in
Carlsbad. Of the nearly 3,900 multi-family irnits completed in Carlsbad since 1970,
it is estimated that about 50 percent or 1,800 w2rc condominiums XI.J 40 percent
..
or 1,200 units built for rental. (In 1379 about 20 percent of all housing units in
Cirls5zd were condominiums.) Further pressure on t!ie existing rental srrjpiy comes
as a rcsuIt of potentia1 coiwcrsiori of existing rental units to condominiums 07
coop-atives.
..
The decline in rental supply and the growth in rental househclcis has mcant much of
the single-family and condominium stock is rtpd. The f oilowing table summar-
izes rental rates in all types of units in Carlsbad:
a
..
-\ --
-.
F 73
0 Tc?b!o 2 (3)
Rental .Rates by. Tyv~ Of UI~~LL
Percent Type of Unit Rented
Single family 30.2 .
Condo mi n iu rn 71.5
Duplex 82.3
Multipie 2-4 ' 94.5
Multiple 5t- 100 .o
Assessor's Property Information System for Cities,
Sari Diego CouEty, May 1978.
. ..
.. 3. - ~ecline in Homeov:nersI>Q 0
There are several explanations for tile decline in homeownership, the simplest
which is the escalating cost of homeownership vhich limits it to fewer househo
Anati;:: explanation is the ctiangjng demographic composition of both Car!shad
the rest of the region, i.e., more older and younger households, more househc
' without children, all groups which tend to ren.t more than own. Homeowner
rates remain hi& in many sections of Carlsbad but are particularly low in
around the downtown area. (and in the old& north coast.) The folloi31ing t
summarizes changes in homeowner ship rates in various parts of Carlsbad ovex
last decade:
0.
.
%
-. S'ablz 3 (15)
Horncowrrcrship Rates by Arezi' 1970-! 97.9
1970 9; 1979 5% Area Homeowners IJomeowners -
Northwest .
CT 178.01 77.8 . 65.6
CT 179.00 downtown . 31.5 . 20 .o
CT 180.00 (coast) 23.Z 13.4
a.
South we st 76.7 64.8
Northeast 73.7 65.4
. Southeast (La Costaj 41.7 - 53.7
Assessor's Property Inforlnation Systcn?, Sail Diego County, October, 1978 2nd La Costa Special Census, City of Carlsbad,.
March, 1978.
4. Pioblems of h4oobik Home Development
Car]sbad hi;s five majo: mobile home parks and ncarIy 1,200 spaces. The tvlo major
- probiems with the mobile home for the consumer are its increasing cost and its
treatment as a non-pcrrnancnt use. In thc past, much mobile home development
has provided an -opportunity €or moderate income housing. However, with
. increasing costs of coaches, high financing and increases in spxe rentais, the
average monthly cost is over $400.00 (see Blue .Ribbon h4obile Home Report, San
Diego County) wcll beyond lower income limits. The second problem for the
mobile home use is. its treatment as non-pxmancnt housing. Approved by,
. conclitiond use permit., mobi!c homc parks fscc the problcni of phase out when a
highcr yield usc presents itself. Whllc such i'c\!sngc of usc!f does not SCcm an
..
*
'
..
I d Ot]\,zr parits in the San Diego area arc P63\:' 0 imminent dangcr in carl5Xi f
confronting that issue.
Because mobile home o-,vners pay taxes on their vehicles to the State (Cepartment
.of Motor jrehicles), local officials and the public have often viewed mobile. home
.dev.elopmen-i as a drain on local revenues. In some cases, this may haye been true
depending 011 the facilities and services which local government provided to
specific mobile home dzvclopment. (Iiecect sate legislation, however, eliminates
the potential of revcnue loss because of the mobile home taxation system. SD 1004
pased in the hst session of the state legislation provides that all mobile home:
. sold after July 1, 1980 will be taxed as real property in the county in which thz.
0,
are located.)
.*
Added after. Planning Commission Review 3/5/s0
Recently passed (SB 1004) and pznding (SB 1422) state legislaticn pro\fide tt
moblfa homes sold a:is July 1, l?SO will under certain circumstances be taxed
real property by County Assessors. Whilc the-intent of SR 1004 is clear, diffic
problems of interpretation .concerning "proper instauation'l, llpermancnt foun
0.
-% tion" and 11iocail inspection11 of mobile homes remain.
Currently, Carlsbad is dejreloping a mobile home overlay zone for iuture app!
t;on. The Housina Element Revic\y Committee, in reviewirlg the mobile home :
in CarIsbad, reached the follo\\~ing conclusions. The City should: -. 0
0
. ,- '
.. 1. Recognize fu!!y 'ihe irnpxzmcc cf Ihr. mob::.. hxx 2s 2 source of hogsing for
many residents.
' 2-
'
Indicate clearly that whatevcr programs are desdopzd or incentives offered to
promote "aff 0rd3bli.~' housing will be equally applied 'to mobile home develop-
ment.
3. Indicate that any site guidelines to 1oc' or moderate iricorne houing in general
,could include mobile home dcielopment as well. e.
4. Any dznsity hormcs developed or recommended could be considered to'apply .
'to moSile home de1;elopinent.
..
5. Indicate that while 'lcxcIusiveT1 mobile home designations may n3t be inciicatcd,
there will be no discrimination against the use in- general.
'
6.
.
Indicate encourcgcnm'i for deve1oprnenZ- cf msblle home subdivisions ar.d/or
PRD's so as to gradually eliminete "change of use" danger.
_.
7. Indicate support for "open parks" in CarisSad an:! intention of city to report
non-compliance with "open park" Jaws.
.
. this document.
The Committee's entire discussion of this topic is 'wmmzrizcd in Appelldix C of
\
6 5. f>roS!ciyls ol hZtcrlorxfcJ !-I&\! :Ind Rtixc.2 ll~S
Like rpost cities Carlsbad hAs 3n older stccl: of housIn~, mrne of whkh is in poor
condition. The city's housing needs related to poor condition, inappropriate usel
and deteriorating neighborhoods is confined to the area around downtown, Censu
Tract 179. This is also the target area for the City's rehabilitation an
redevelopinent program. Of ?he approximate 350 dwelling units classified a
dilapidated or deteriotzting in the city, about 290 zie in this area; the remaindc
are scattered. These 200 units cmstitute about ten percent of the housing stock i
' this area.
In addition to dzteriorating stock, the encroac!>mer?t of .. some non-residentiai us
have caused further deterioration. &'Me mixed use is often capztible Wh a
_.
even advantageous to housing, Ceitain types of industria! G- public fecility u:
f ragrncnt the neighborhood and destroy values which promote sound housi
Certain zoning categories in the area which allow some uses not compatiSIe \\
residential values must be re-examined in light of their effect on ihe area's fu?
.. for housing. Some of these problems are currently bzng examined by the Villi
Area Redevelopment Committee. (A site map of the Carlsbad Viliage Area follc
this discussion.).
0-
a
.-.
I CIT
-
.
0 (~ha:1ge; 2cid-j zits ~-rt costs RcIJicw and April, 1~9 Survey in ta costa)
' D. Co:,ql<q\j;<iTY PROFILE - L.4 COSTA
The city's southcast quadrant, mainly encornpasslzg the La' Costa area (CT ZW.03)
has dzvclopcd largely sixc 1970. Because of its recent development, the area
exhibits many mmmunity charkcteristics in sharp contrast xvith the rest of the
city. The foflo\r:ing discussion 2nd tables sumrnarize those characteristics (Source:
La Costa Special Census, City of Carlsbad, 1978), and a survey conducted by the la
Ccsta Land Cornany in April, 1980. .
\
_. 1. 'Area Eoundaries
The southeast qrrsdrant of +,he city, the incorporated area soulh of Palomar Rirpo
Road and east of El Catnino Real is generally reierred to as La Costa. Some of tI
' development in this area is, (however,) not 3rd never'was a part of the La COS
ownership. (Ponderosa, 'Chaparral and MoIa pr'ojects;) The community prof
surnmarized hcie refers to the entire southeast quadrant regardless of origi
ownership pattern or development.
0 *.
.. ,_
..
. 2. population and 14orrschold Characteristics
La Costa has dzvclopcd as an affluent community with very low percentage
eidcrly or minority families. In 1?7S there wcrc 1,556 households in La Costa
a total population of 4,037, about 2.59 persons per household. Only about
pcrcerit of thz community's total .population was OVCi 65; about 5.5 percent c
..
0
.- R3c) -
p~pulation. Y;SS minority stltus. Rzsed on -_-- the Axil 19SO survey, .___ there were
approximately 3,500 households in La Costa with a rots1 papulation of about 9,065
persons (using the 2-59 persons per houscho!d formu!s of the 1979 special census.
7.
Abaut one-third oi the xca's household; did not answer the income question in the
1978 Special Census.. - Of the appr.oximat,eJy 1,003 househclds responding, however,
42 percent reported annual inconies in excess of $39,003.
.. 3. Howing Unit Characteristics
. .The following table sunmarizes the growth pattern in La Costa in the last decade: .
\
-_ Table 1
Housing Unit Grcwth - Ls Costa . '
..
Year: 1970 * 1978 . . . 1380 (surve
F -- Percent ' Fir cen t -
Total units 27 1 2,901 9,366
_. Single family 171 63;1 .lJ595 54.9 2,252
Mu1 ti-family 100 * 36.9 . 1,300 .4 4.. 8 2 J5:4
' h4obilc homes ..
.*
. 4. Vacancy Ratcs
. Hcusing surveys have cccsistently shown high vacancy rates in La Costa.
following table surnm3rizcs the 137s finding; on .vacancy:
The
- A30 -
Table '2 0 Vacancy - La Costa
1578.. I.I. survey _c
Total cnits 2,901 4,366
Vacant Units 1,342 758 .
5% Vacant 46.3 ' 17.8
-.
This-high - 1978 vacancy rate is rnislehding and can be explai'ned by the iargc number
of units under construction, only recently compkted or used as resort homes.
Table 2 shows - the change over two years. The fo!lowing table stlinmarizes vacancy
change by category:
Table 3
Categories 'cf Vacancy - La Costa- ..
- 1978 . Percent - 1980 survey - PC
. Total vacant units 1,342 . .778
Under ccnst ruc tion 220 - 16.5 . 194
For sale 466 - 34.7 io0 (est)
For rent 65 4.8 lcfj (est)
Resort or seasonal home 5 lo 38.0 , . 439 (est)
- U nl ; now n Sl - . 6.0
-. .. 'While technically vacant, a large percentage of these units are not actua!
available: Act1
vacancy rate (for sde and,for rent units) would be 1S.3 perccnt .of the total SIG
those under construction and those held as sccond homes.
e
- A31 -
-. of 1,a'Costa. It is woFthy of note tht rinirs aniiahie for rent canstiture or;Iy abaut
(less than) five pctrcent of the La Costa stock.
5. Homcown=trship
In 1970 there were few2r than 300 units in the La Costa area; 42 percent of those
were owner occupied. .By 1.977 urith more than 2,008 units only 28 percent of all
units were owner occupied. The low cwn?rship rates reported by the County
Assessor's office in 1977 can be explained by the .high multi-family construction
rate and the nzmber of units used as second homes. The 1972 Carlsbad survey in
La Costa indicates the hameownership rate to have risen to about 53 percent.. This
reversal can be explained by more singie-family co:istructi.on after 1977 and fewer
units used as resort: Oi second homes. The April i9SO figures for homeownership
have riot been detern;:ned, but they igxar to support the significant 'increase in
honeownership rates - in the commuriity.
..
\ .
.f
_.
..
..
..
0 ..
APPEND!>: B
CO !\z ST RfiEq TS TO ' j? ROVIDD! C "P,FF 0 RD A?3LFs HOU SIX G
M [\R?cET 2,ND G 0'4 El? N XEla'f AE
.. 0
..
\
0.
.I
. CQr<sTL,!iii$TS 2.0 ~'~,G'\'~~!~<:~ ",~~~?3~.3,r':%!-I3" kZOvSI:\:G:
. fl4AZI;ET AND GG\XRi.Iii:IEi~!TAL
..
A. INTRODUCTION
During the last decade the San Diego area has consistently been among the top five
metropolitan are& in the nati6n in the annual production of housing units. XJhiIe
the capacity of thc local con;truction industry is formidable, economic, market and
governmental trends of the 1970's have resujted in an inability to produce enough
"afiordab1et* uhts and a redtlction of housing opportunities for many sectors of the
population. The constraints whid1 rcsirkt housing opportunity are both public and
private, and thz two are closely related. Even the direct costs of producing
housing, such as land, construction and financing costs, cannot simply be labeled .
. 31private*1 because of CE central role government poiicies play in market decisions
at both the national and local level. Hqwever, for purposes of discussion and
organization the important constraints to broader housing opportunity haw.. been
divided into markei and povcrnmcntal caiegories.
.
..
.
.. - -
B. MARKET CONSTRAINTS TO ItAFFORDhDI,Et1 HOtlSII\rG
1. General Iniia?ion 2nd PsrticI-IIs:_LY I-Ioi!sirii Inflation .
For the year 1978 the Consumer Price Index fc: the San Diego area rose 12.4
percent. This was thc hig!mt ovcrall increase in the nation. The folio~>~jn~ t&!c
illustrates Ihc compsrizon vith otlm areas:
..
n.
Table 1
Percent Increase in Cost of Li;iing
All ltems - 1972
0
United States Average 9.0
Los Rngeles, Long Beach,
. Anaheim 8.3
12.4 *. San Diego
Source: Consumer Price Indzx, Bureau of Labor Statistics,
.Department of Cornmzrce, 1978
.
The most striking difference between San Diego and other areas is in housing
expenscs compared as fo13o:srs:
.. ..
Table 2
Percexi Incre6se in Hcusirig Costs, 1978 . 0
U.S. L.A. - San . .
Diego Average ' Long Beach
Rent 7.3 9.1 9.4 .
Home osmership 12.9 . 3.9 . 19.3
Gas & elec:.ricity 7 .D. 5.2 8.1
Source: Consumer Price Index, Bureau of Labor Statistics,
. Dcpsrtmcilf: of Lzbor, 1978
2. Land Costs IW Rcs;dci>tial Dcvclopment -,
In the lasf 30 years, cost of iand has risen rnorc rapidly than any other compmc
of. the tots1 housing product. T!x' iollov,ring table jllustrates this trend:
0
..
\
-. Table 3
Cost Components of tile Aversg~ Slt\gl~ Family Home
1949 - 1977: 9; of Tola1
Land and Overhzad
Development Construct icn & Profit .Financing . --
1949 11.0 . G9.0 - 15.0. 5.0
1969 21.4 54.6 17.0 7.0
1974 24.6 48.4 17.0 10.0
1377 25.0 96.7 17.5 10.8
Source: Professional BuiIder, h:Iai-ch, 1978.
In Southern California, land costs are increaslng more rapidly than the natiofiai
. ' average. The Constructio:i Industry Federation of San Diep County estimates that
-land costs in San Diego cornprise about 35 percent -of tot21 housing cost and up to
50 percent in very desirable areas. ..
I.
In Sari Diego County tlierc is a wide variation 'in ccst of residentially zoned land.
Thcsz variations can bo o:p!aiiied by several ' factcrs such 2s accessibility of the
- area to employment, shopping, and amenities and availability and quality of
services. Statistics avaiiablc. from the San Diego County Assessor's Office provide
a quantification of these w-iations. Thkse statistics reflect costs of undeveloped
. residential larid per acre. The fol!owing table summarizes these.costs around the
.
_.
County.
..
n 1
Table 4
\ralue/Acre Und6veloped Residential Land - 1977
0
Value1 Acre - Area
.Carlsbad $ 83,000 .
San Diegtiito 77,000
Oceanside 60 ]WO I
East Suburban Szn Diego 33 , 009
South Suburban San Dlego 49,000
Coastal Ssn Diego 149,000
Coronado 240,001)
Central Ssn Diego 100,000 ..
. : 0 Source: San ~icgo county A~SPSSO~% Office '
Car1sb:d's value!acre was the highest in Nortl: County and was sixth highest in !
region. Those areas exceeding Carls'uad were either coastal or immzdiat
swrounding Ceiltral San Diego.
3. Construction Costs
Although construction costs represent a deciinin; precentage of total housing '
(see Table 21, the combinstion of labor and materials still ustdly represents
fargest cost component of housing development. In the hlcans Construction (
Index of 70 cities in the United States and Canada, Safi Diego ranked sisth s
Anchorage, Sm Fcailcisco, Ronolulu, New York and Los Rngcles in OY
construction costs (hlcsns Construction Cost Ifidex, Kingston, h4A, Aprii, 1'
0
.*
The fol!owing d j,scusion and taSIes summarizes JocaI and carsparat ive construction
cost increases since 1375 (w2gc 2nd materiais costs are generally uniform
throughwt the San Diego Market Area). ..
.. 4. h'laterials Cost
In general, materials cats in continental U.S. cities vary only s!ight!y from each
other and f lorn the national average. Construction materials in genera! have
increased about 24 percent in the last four years. Staggering increases in certain
materials Iike wood products have been offset By actual decreases in certain typcs
of materials; tile and. paint are examples. The ioilowing table. summarizss the
perceht incre2se jn materials costs since 1975 for low and high cost areas.
.
Table 5
Percent Increase in Csnstruction Materials
Since 1975, Sac Diego and Corn.pzf=ltive Cities
Percent
Inc'rm.s?
US. Average . 23.9.
(30 major cities)
San Diego 22.5
Chariotte, NC 21.6
. San Francisco 28.5
tos Rngelcs 23.8
Dallas 23. I
. New York City 27.0
u
-
.-
..
.-
n5
\
0 3. Labor Costs
.. The major difference in constructio’n costs bet%’een .hi& cost 3rd iOVl COS: Cities k
found in labor rate dif V’hile cmstruction wage rates have increased
abwt 30 percent since 1375 as a ‘3.5. ziveraget high cost cities have hzd much
higher increases. The following tablz summarizes these increases.
-.
Table 6
Percent Iricrease in Ccnstrg,iztion Wags Rates Since 1975, ~zn Diego hiarket Are5 and Comparative Cities
, ‘gage Rate
-Increase ___ City
. U.S. Average ‘29.7
(30, major cities) ..
San Diego 50.7
Charlottir, NC * -7.5
0.
- (iowest)
San Francisco GS.0 .
. Los Angeles 52.1 -
Dallas . 9.5
New Yort! City _- 47*5
6. Site and Off --site ImproVements
Site improvwncnts include earthwork, pilings and fillings, utilities, roads and w8
and iandscaping. Cost of site improvements -- docs not inciude the actual co! 0 land.
-.
..
S3n Diego is the only oi]icry,Jise "iii@~ cosil~ city to hive slic imprc)\remcnt; costs
'well below the national average- for such improvements. This may be part&
expIai&d by thz availability of buildable land, minimal g?OlOEiC21 prOtCCtiOn
needed and perhaps prevafcnce of lo~ilc: density housing requiring less Site work.
7. Financing Costs
The impact of interest rates on housing is substsntial both €or renters and buyers. .
The percentage ixreasc bf financing as a cozrrponent of total housing ccst has
doubled in the Iast 30 years (see Table 2). Interest rates a.re determined by national
. policies and economic conditions and in 1979 .hme reached an unprecedented level . (13% percent), r\ztes to dcvelop rental units and intr -. erim and construction loans are
higher. For prchasers, cach ,one percent increase in interest rates trznslates into
7'5 cents per thousand dollars per month of payment on a 30 year Joan. The
following table summarizes monthly FZY .lent? required to amorTize a $65,000 lozn
over a 30 years period at several different interest rates.
Table 7
$65,000 Loan (30 yrtars) hlsntilly Payment
*at Diiierent Interest Xates
7.5 5% $454.49
-_ . 8.5- % 439. SO
9.5 5% 546; 56
10.5 96 594.59
13.5 5% 744.52 - 16.5 5 900.35 -
-
.,
0 While several different l!.pes of inierzst sc;Ssiciy prog:-z:n; ekist with tkic htpnt of
expanding homeownershij opportunities, they provide lovm interest rates to only a
small portion of those seeking and using housing finance igans. Down payment
requirements of most conventional loans (tcr. to 20 percent .of purchase price) E?!SG
restrict housing opportunity. Programs like the VA and FHA government :oms
which provide easier dswn payment terms are limited to a small percentage of
buyers, enforce restrictive upper loan amounts and may require certain additional
payments (points) to make use oi the loans.
..
7. Market Constraints And Their Effect On Carisbad
,
The market constraints described here reflect prevailing conditions ' in the Sai
Diego area. Inflation, construction 2nd finance rates .. are similar throughout th
local market area inc3ding Carlsbad. The most striking ccnstraint diffcrentis
throughout thz region are land costs. ' Because of its desireable coastal location 2:
position directly in the path of major development, Carlsbad land costs are t'
)@]]esi in Korth Counzy and among the highest in the San Diego area.
0
.
c. -- GOI~ERNAIENTAL CONSTRAINTS TO V&FOP,DADLE~~ HOUSING
Local governcicnts affect the supply, distribution and cost of housing through
. .use controls, buildin:: cocks, permits and fees for provision of services
faciiities. Compiiancc with environmental procedures, public review processel
the delay inhcrcnt in 'meeting these varying requirements also inf lucnce the
and nature of residentid development. e
-.
1. Land Use Controls
..
The location and types 01 housing are deterrnlned to a great extent by development
policies contained in :he Land Use .Elemeat ;vl:ich estab'rishes the amount and
distribution of various land uses throughoat the city. Residential development is
allowed in the following General Plan land use categories:
Table 8
ResidmtiaI Land Use Categories - Genera1 Pian
Total Percent
Land Use Allowable Acreage of TotaI
'. Category Density D.U./ac. Desjgna ted ' Acreage
Low density 0 - 1.5 I, 777 7.5
Low-medium density 0 - - 4.0 6,487 27.4 .-
Medium density 4 - 10.0 3,072 13.0
Mediur. .-!iigh density 10 - 20.0 . 2,073 8.8
High Density 20 - 30.0 251 - . 1.1
-
Only the latter two categories comprising about tcr, percent of the city's acreage
can accommodate a ransc of multi-family uses such as Iow-rise condominiums and
-+. apartment devclopment. Only about' 250 cfcres are zoned in the highest- density
category which might 'accomniodate medium-rise condominium and apartment
development.. About half the acreage in this highest density category is in existing
use and not readily availab!e for development. The use of the density ranges and
such special designations czs Plsnnzd Corn munily (PC) zones provide the opportunity
to dcpari from the concep: of rnir,j!iiurn lot size and allow for clustering and mixing
of clcnsitics. Wltilc %!lis approach cncours~&s good desigr, and planning, it has
-.
.. 0 almost no i.ffect on housing cost since there is no incrcase in thc nurr;hr of units
allowed per .. acrc. The more units per acre, the Jess cost per unit for fees,
improvements and developer's overhead.
The city's coastal locztian and extremely high land piices per acre (See Table 4:
makes sufficient highcr densltx designations (20 units plus per acre) essential tc
produce affordable housing.
2. Building Regulations
. Building codes insure minimum quality standards to the housing consumer. Car15
bad has adopted the Uniform Building Code, one of'scveral .model ccdes and the or;
prescribed by the Stzitc of Ca!ifornia. While localities mzy adopt standards highc
thm the Stzte. Unifcrm 5uilding Code, they have no discretian to employ lowe
st and ar d s.
\
0 ..
The effects of building codes on housing costs is nat a lccal but a national probIei
The content, scientific baszs and .methods of development of building codes ha
been sevcrely criticized for. sometime. These criticisms have resulted in legis1
tion such as thc Soiuntary Standsrds ancl Certification Act of 1976 and t
establishment oi thz National Inslitute of Building Sciences (NIBS) crcatzd by 1
. . Housing 2nd Community Dcvelopmcnt Act of 1974. The purpose oi these efforts
to establish "uniform prccdures aimed at ensuring the fair and adequate repres!
taticm of all intcrcsted parties in the standard setting process1'.
0
8
3. Site Prepzraricn: Srrbdivision ____ Reeulations
Recent trends in Subdivision 'regulations indics:e that zn increased burden for
provision of public. facilities is being placed on the housing developer. In additim
to requiring installatim of public improvements prior to development, subdivision
laws often require iand dedications for parks and scho.ois. In North San Diego
County, compliance with dl sbbdivision regulations may CGst anywhere from a
mhirnun of $7,009 prr lot to $ZO,ODO per lot dcpending'on 1errz.h and special
problems, (Buiiding Contractors Association of San Diego.) For rncre speciiic
, estimates on Carlsbad, see Table 10 at the end of this section.
4. Envirormental Review: California En-Armmental Quality Act and the Coastal
, Act of 1976
Two sep5ratc studics have attempted to quantiil'y the cost pzr housing unit of
compliance with the CEQA requirements for preparation of an Environmental.
Impzct Report.
In a study done by the Urban Institute in San Diego, it was determined that the
environincntal review proccss added about $165.90 to the cost of each housing unit
in the year of thc study, 1974-1975 (the Urban Institute, Washingtori, DC, 1975).
his was considered a fairly insignificant cost element particularly in comparison
with Florida where similar regulations contributed $336.03 io the price of a housing
unit. In a sirnilx study done by the California Asscmbfy's Committcc on Local
Covcrnmcni (Sacrammto, 137Jf, it was cstiinatcd that the cost per unit was
$lsO.OO. The main rczson for the cost was ghcn as documcnt pyeparation and
e_'
.-
-- -BIi -
delay and not implcmcn:ation of mitigation meesilres. The main recommendatian
made by both studies v;,as the prepararion of Mxter EIR’s by localities to cut the
costs of document prepration and delay.
0
Permit regulation by the California Coastal Commission began ~n February 1 I
1973. \r/hile studies have indicated about 90 percent of all applicztions are
eventually approved, this figurk docs not tzke into account the time, uncertaintie:
and rnodif ications invoked in obtaining approval. A sQrvey of coastal zme Suilding
activity indicates that thz percentage of home building in coastal zone cities fzl.
from 24 percent of the stzte’s total to 17 percent v:hile apartment construction fd
County, compliance with all subdivision regulations rrey cost anywhere fro= i
minimum of $9,000 per lot to $20,000 per lot depending on krrain and specia
prob!erns. (Building Contractors Association of San Diego.) For more specifi
estirnates on Carlsbad, see Table 10 at the end of this section.
..
-.
.. 0.
4. .Environmental Review: California Envircnmental QuaIity Act and the Coast;
Act of 1976 - - . Two separate str?dics have attempted to quantify the cost per housing unit 1
compiiance with the CEQA requirements for prcparation of an Ensironrnent
Jrnpxt Report.
In a study done by the 1Jrh Institute in San Diego, it was determined that t
cnv‘ironmcntd review process added about $165.00 to the cost of each housing u
in thz year of thc study, 1’374-1975 (the Urban Institute, ’il’ashington, DC, 197
This was considcrcd a fzirly insignificant cost clcmcnt particulxly in compsri: 0
- n17 -
with Florida wher? similar reguIations contributed $386.09 to the price of a housing
unil. In a siinjfrlr study done by the Caliiornia AssernSly's Committee on Local
Governmm? (Sscramenio, I975), it was es+irni?ted that the cost per unit was
$153.00. The main reason for the cost was given as document preparation and
delay and not irnplxnentatjon of mitigation measures. The main recommendation
made by bgTh studies was the preparstion of Master EIK's by localities to cut the
costs oi document FreFarztion and delay.
Permit regulation by the California Coastal Commission began on February I,
1973. While siudies have indicated about 90 percent of all applications are
eventudiy approred, this figure do,es not tale .into account !h=1. time, uncertainiies
and\rnodifications involved in obtaining approsd. A survey of coastal 'zone building
activity indicates that the percentage of home building in coastal zone cities fell
from 24 percent of the state's 'totai to 17 percent vchile apartment construction feII
from 30 percent to 21 percent (the CaIIforiia Coastai Pian: A critique, San
Francisco, Institute for Contemporary Studies, 1976). The same stuo'y indicatkd
that existing housing prices for the period January, 1973 to April, 1975 rose an
average of 41 p=rccnt in the permit zone and 27 percent in coastal counties bat
It is difficult to ascribe these increases solely to the
presence of a permit zone * since coastal property would undoubtedly become
contjnudly mort valuable even without any coastal management. However, those
costs associated with dcky and/or rnodif ications may be ascribed to the existeficc
of a special permit zone. UnIike costs related to EIR review, there is no available
data which qurmtifics the cost of dcIays or modifications in the coastal permit
zone.
..
.
.
. outside the permit zone.
- Dl3 -
5; The Approval Prgcess: Costs of Delay - -_-_ e.
Del2.y is freqdzntly the most significant factor it.1 the overall cost impact of
govcmmcntal review 2nd regv.lation. The tine lag from filing of the tentative map
to the issuance of building pzrmits is critical hzcause of expcn5ive carrying costs
and loan costs. Some' attempt to quantify the cost of de1a.y in connection with tlx
CEQA process was attempted ih !$74 by the Construction Indsstry Research Boar(
of. Caiiiorniz.
Table 9
Costs of Delays
Annual Cost of Delay .- Low - High Range - Cost Co m r>anznt ..- Land holding costs 1.2 %to 2.2 %.
Building cost inflation 3.0 %to 13.0 96
Overhead costs 4.0 %to 10.0 96 .
Foregonz revenues 1.2 %to 11.4 5%
TOTElL ' 3.4 % 36.6 35
_. Delay sometimes means large enough mai'ket changes that plans may have to
- significantly amended and the entire revie\\) process started 'over again. - Nor
proccss.ing time YSS not -- considered a serious -__ constraint to the production
liousing. in the city. Hovxvcr, c1iang:cs in ttie EIR process on small parcel
developed arcas VI~S suggested 3s helpful (see Action 5-7).
0
- Dl4 - .
6. Fees and Fc? 3T;uCXii;tl
..
Fees charged by the city help cover the costs of pciiilit processhg, inspections,
environmcntaI impact detcrminaiions and cor.tribute lokard the provision of
various faciIities and services. Tables 10 and 1 I following this section provides an
outline of various fees and their estimated cost in the dovelopent of (a) single-
f arniiy and multi-f amii:: housing ('nouse),
Fees relating to standard subdivision, zoning and building regulatioris (map fiIings,
zwie changes, . geneid plan amendments, etc.)' are usually accepted by the
. construction industry as part of the cost of doing besiness.
..
Fees related to the provision of various community .. facilities and services both '
because of their cost 2nd their recent vintage are seen as more orterous by thz
building indusrry and as a constraint To providing af fordabk housing. In California,
major fee increases for prosision of facilities 2nd services have evolved .as a
response to rapid growth, high standzrds in public facilitics often mandated by
federal or state government and shrinking r'evmues as a resillt of the property tax
limitation initiative (Proposition 13) effect ise June, 1378. .
Since the passage of Proposition 1.3, CaIifornia cities and counties, as well as
school and special districts have bcen developing new and increasing existiris fees
. and service charges.
-
In Fall, 1379,-Csrlsbad adopted a Public Facilities Fee based on two percent
of building vslmtion to cover costs of providing services and facilities
to new dcvctop-
I\ I I?
.. ment cr rcdevc!.ctpmcnt in the city. Ttlis fee RC)V.' bzinl impXd Covers the
.. following services and facilities: parks, major strects, traffic sicnak, Sta3YR d3iJ15,
bridges, public buildings, such as fire stztions, police facilities, maintenance yards,
librzries and genera! offices. While the fee will provide essential facilities aid
services, it will constitute an added cost as developers set housing prices and rents.
The use of the Public Facilities Fee (PFF) will, however, ccnsolidate fees in certair
cases so that the two percent (wiIf) c_ can cover fees such as the park dedication 01
in-lieu payment formerly chard by the city. Lastly, the PFF provides that thc
city may exempt low-income housing development from the fee. The PFF alsj
exempts construction by non-profit corporations or state or federal governmenl
The latter agencies are those msst usually involved in developing lowcr incom .
hou'si r,g. ..
..
7. Provision of Facilities and Services a
.. . For. the past two and one-half years, the most severe public service problem.
Cailsbad has been obtaining necessary sewage treatment capacity to meet housi
and growth demand in the city.
In late 1979, the city was 'allocating pcrinits for approximately 850 units in
city. Additionzl! allocations of approximately 1,550 units were being made by ot
districts . .. -.. . --
..
Several recent developments, however, indicate more treatment capacit
be avai lsblc in the next two-year period. These developn\cnts include e
- I316 -
->
clilargcrr!c:nts (hcina) reactivations (51 Camino Rc2.I) at existing treairnerrt plants
and new plant deyelopmen't to Serve the La Costa area. Another posslbI.fity 10:
increased capacity is the use of Satellite V/zstevxifer Treaiment FaciltEZcs which
would be providcd by developers in Master Plan areas and provide capacity
potential beyond immediate development.
0. 8. Intergovernmeilta! Structure
"Special districts" provide many of the importarit pubIlc facilities and services
necessary for housing development. These "special districtsTt ere often (as in the
.case of sewer) the dzckive factor in whether a develogmnt wi!l go forvard oi' i~~t,
The development process requires a multitude of permits, approva!s and €ees from
various pvernmentai agencies. Carlsbad, like marly California cities includes
several vrate;, sewer and school districts.
'
Reorganization of special districts along munidipaf lines would, of course,. be a
drastic procedure involving restructuring of state and local regulations and finance.
. An alternative to such reorganization, often suggested by the buii6ir.g industry is
thz "one-stop process.in$' system, where the jurisdiction granting building permits
* is also empowered to give ail other information, approvzfs and collect fees.
Proposals vhich n;ouId iacili'iate this simp!if ied kind of processing are now being
considered by the State Assembly Revenue and Taxst ion Committee.
..
-.
P17 -
I.
development if completed units xe transfer red to pri'vvafe ownersllip, assist in
financing the development of low-rent housing by a. private owncr, and assist in
rehabilitation for eventual lower income househoIds. AB 1092 is a legislative
interpretation of Article 34 and it is expected that its legality will be tested in the
courts. This legislation does not obviate the need €or a successful referendum,
however, since the direct development of lower incame housing of 100 or 150 units
0
as suggested in this element still requires referendum approval.
Deleted 3/5/80, action still pending.
(The UIlman Rill (HR 3712) stil! pending in the U.S. Congress, would eliminate th:
tax%free status on thz interest of certain mortgage subsidy bonds. The currcn
federa1 income tax exemption would be eliminated. on the. proceeds of bands "usee
directly 'or indirectly for mortgages on most owner occupied residences." The ta
free exemption would be retained for bonds directed toward the development c
low or moderate income - rental housing. The bill's inter,t is to encourage issuanc
of bonds for such projects by eliminating the tax exemption on competing use
Suggestions made in this clement concerning bond issuance .by the city are a
..
0.
, directed toward rentsls or rchabiliiation.) -
-.
e
- D19 -
*. \
-. Tabk 10
Estimated Cost Breakdown; Construction .of Single-Family Unit
Carisbad, 1379 . .
Amount 5% of
$ 1,000
Total _I_ Fees -7Em- --
1,480 *
909.
Sewer fee School fee and/sr agreement Permits: building, grading, plufibing,
Map fees, pIzn checks, &posits
Environment 21 as earn ent
618
50
eiec Wic
t
TOTAL 4,057 . 3.1
Site Preparation -
Streets, curbs, gutters, siilz\tlrzil:s 3,306
Undergrwnd utili ties 522
' Sewers 813
Soils :est ins 193
.. .. Excavation, grading,. landscaping 4,777
Water systems, main hydrmts 1,101
Engineering 750 '
.. TOTAL .11,462 3.C
51 . - 133 Bonds
Financing 6,000 Taxes (during construction)
-. TOTAL . 6,184 4.9
_. Land 27,66G 21.7
Administrative/yrofit 1.5,OOO 11.7
(1,800 sq.ft; $35.00 per sq.ft.1
. Construction 63,036 49.5
TOTf'lL HOUSE COST . $127,369 100 .o
PUBLlC .FACILITIES FEE $ 1,260 2.0
%Fees vary dcpcndirly, upon school district from no fees to over $2,000 per housc.
..
..
I rj7n -
.*
-x
Table 11
Estimated cost Brc2kdC~;Vn; Ccnstruction of YiuIti-FzrW unit
0
15 Units/Acre, Carishad, isso
96 of Fees Amount' + - Total - Sewer fee $ l.looo
School fee andlor agrcemect . 1,000' Permits: building, Emding, plurnbing,
Map fees, plan checks, deposits
Environmental assesmeat
440
170
50 TOTAL $ 2,660
elecir ic -
5.7
Site Preparation Exczvation, grasing: landscaping 1,070 ,
Streets , curbs, gut< er s, side vb*a 11:s 990
900 ' .. . 350
400 . 250 Engineering 40
.. \v ster sysi e ms, in sin Iiy drzn ts
Underground utliltles
Soils tes'ring - Sewers 0
8.7 TOTAL $ 4,000
Fii-anci ng 1,000
Land $ 5,333
Construction 33,253 c_c_
io Bonds 40
~8xe.s (during construction)
TOTAL $ 1,050 2.3
11.5
Administrativt -, 1, nrofit
(1,800 sq.ft. $35.00 Fer sq-ft.)
71.8 .
$46,293 100 .o TOTAL HOUSE COST Public Facilities Fee 2% $ 655 2.0
Added as per comments of State Department of Sousing and Community Developrncrlr (!+/II/SOI. 0
R3 1
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..
APPENDIXC .
€6091~E-’r:O h’lE DISCUSSfON ..
* -
-.
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0 15 0’;’LE f -! G 7.); E G; x l-55 50 S
The following attachment includes the Summary of Reconim.znd2tions made by tk
County’s Elue Ribbm Mobile Hone Park Cornmitetee, February, I979 and the
Summary of Discussions heId by the Cxlsbati Citizen’s Housing Element Review
Committee. The position of the committee is summarized by the seven statements
on pages 14 and 15 of Appendix C. These statements are reflected in thc
treatment of the mobile home use in Section !I (Goals, Policies, Prcgrams) of thi:
Housing Element.
*,
1
..
a _-
e
Z.
-.
TECHNICAL APPENDIX - Mobile fiome Discussion
\-
,I .. _.
..
' EXECUTIVE SUMPLWY '
I. ..
- n\Tz~353IoN
* The Elue Ribbon ?-%bilehone lark Ccnrmittee was forncd by
the Eoard of Supervisors 09 Kay 16, '1978 (#63) to thoroughly
review the current issues facing the mobilehome industry . .'
. 'and to report back to the Eoard of Supervisors on their
. findixys hcluding appropriate rccomaendations. In
addition, the- Board specifically directed thzt the Contiiittc-.e
address the qzestion 02 nobilehone parks -in i.icii.viCuaJ.
coxmunity ~lazs and the ~agioncll Gro~tf; fJIanagemcnt. 11an.
The Elue Ribbon l-?obil-&ornc Park Committee has devotcd
over 2,4CO person hours meeting on a regular basis to
review the pmblcms aricf solutions ' relating to rno5ilehones
*.
..
.. - in San DiEgo County.
_. The final report from the Blue Ribbon Mobilehome Park
Conmittce contaix specific 'recox&idnt&ns to the EGard of
-. - Supervj. sors which Lhe Cor~ni ttee reconmends for. inplenenta-
tion to relieve the .housing si~ortagc while. p.rovid.ing housing
. cho.ices in the County, particularly for lower' income
. pzrsons, ,
, .. .. -3.- ..
..
q[p~;$Jy GF ];ccl>;.!yE: t !'1'?,T 1; c, >; s L--- 0' 1. ' Thht the P,~~_T.S.O~ Super;risors dFrezt the Cc>,urrty's Legis-
.lative Advocate to pcrsu2 a change in the state law that
will automatically provide that new nobilehomes be subject
to ad valorem taxaticn End used nobilehomes, when sold,
.should be changed to ad valorem taxation.
.
Sales tax shou:
@
be eliminated on all mobi1chorr.e sales. ..
-?
2. In the event that $1 fails, the Board of Supervisors dirt
the County's IIegislative Advocate to pursue a change in tk
* State DXV gee structure to provide for a redistribution of
a portion of the fees collected to those speciai district:
which do not now receive such tax distribution..
Direct staff of the Inkegrated Planning 0.fEice and Elousinc
.,
. 3.
. and Community Deuclopnent to Ldeztj-fy avzilable suitable
pub]-ic and private lands in the Ccunty for Cormunity €310~:
Grant Assistance in nceting the rie~ds of low and noscrate
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- incoxe housing.
.. 6,. Direct ip0 in the curxcnt ~-evisi'oas of the Countyvide
Housing Element to identify av.ailable sites for low and : ..
moderate incoxc housing. -.
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Direct IPO as a part; of the Countyxide Housing Element
study -to prepare zdditiona.1 incentives for developers
of affordable housing for persons. of low and moderate
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Refer to IPO for consideration in the Countpride Housing
Elcmcnt Study, the ,7dOptiO31 of an arncr;dment to the Polic
Section 05 k.hc I?o*Lizing Elcmcnt 2nd anic& the Zoning
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.. Ordinance which will elininate the Special Use Permit (SUP),
and substitute an adininistrative procedure foz ~:obii&i)i~~~
and imbilehone parks f provided the follqwing two conditiions
are met. s -.
A. Declaration that said moSilehousinq arrd/or mobilehone
park spaces shall bc comnitted as af fordahle housing
for persons of very low, low and moderate incorne, zs
determined by EUD'for the San Diego area, with the
folloxing ratios :
8 Very Low InCorne IIouseholds = 20% Min. of the Project
Q Low Incoxe :-louseholds = 3.0% F&. of the Project
.. . (a &?.loderate Income Households = Bafance to Total of the
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Project.
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B. .Mobile housing and/or mobilehone parks to be locased
in those areas zis dctemhed by staff (iP0 and Hcmsix~
and Co-nmmity Developxent) as required by krticle 2.
'iFair Share Allocation Plans" ~,f 65302(c) of the
Govcrnxent Code and Paragraph 64 55 "Standards and -
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.. .- Plans for -&dcqv;ite Sites" - a1ru --a . 6460 "A&q22te Pre-
vision. w
7. That the Board of Supervisors direct staff to 'explore the
possibility of sroviding a land bank system that !rill
provide available land Po private developers who could
develop mobilehome parks for displaced persms forced to
move because of changc of use of existiny mobifchomc.pnrks
and/or low cost mobilehome housing for low and moderate
incqncs. ..
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0. Direct IPO to include considcxatj-on 'of mobilc:?omc park use
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as'an alternstive land use in the Edgemoor ~aster ?Ian
Study.
Direct the C30 and +,lie County's Legislative Xlvocate in
Washington, D.CI to support efforts to Sevefop a' zabile-
hQ,ne pk on Ream Field, U.S. IL'avy Lhnd, Imperial Beach.
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- . 10. Direct the CAO to support efforts to develop a nobilehome .. park 01) County-otdned land in Camp (Old Camp Lmkett).
.ll. Direct IPO to prepare and €or your Board to adopt, an
ordinance xhich zllows developers of affordable hoilsing
'for persons of nediwn income 100% density Socus for project
located in a density of frori 4.3 Du:kc to a naximun densit)
of. 7.3 'Du./Ac.
low income a.llow 200% density borius for projects located il
For 'development of housing for persons of ..
0. . areas permFttir,g a maximum density of 4.3 I)u/lAc GT less.
.* 12. . .Direct 11?0 to prepare' amendments to rermve all the resi-
'* dential policies of all cormnunity 'plans which conkah'
language which prohibits mobilehomes from locating within
their conmiunity .
Direct IPO to amcild a11 community plans to include a housj
element which is consistent with the Countywide Housing
Eleraent oE the General Plan and meets the State Guideline:
653C2 (c) with particular emphasis on Parayraph 6456 and
6460.
. 13.
7 14, That the Board of Supervisors direct staff to set for.pu!,
hearingr four revisions to the Zoning Oxdinance to achiev .a th e . f 0 1 1 or;' in g :
A. Rcvise thc standard Mobilchomc kenkal. Park
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Regulations (Section 6500 of the- Zoning Orc?inanceJ.
Adopt a "No-Fr.ills" I.~ini-mobLlehome Park Regulation,
Adopt a permanent McbFLehone Single-Lot Recp~Lation.
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D. Revise the Plznned :.ioSilchox!e Park Developxbnt -
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- Regulatians (Section 6600 of the Zoning Ordinance). *.
That the Board of Supcrvj-sors direct stafr' to circulate 15.
. -this report to all.interestc6 ci'iizexs so tha't maximum
.p,ubiic input t~i2.1 he assured for the public hjarings to
amend the Zonir,g Ordinance as set forth herein,
That the Board 02 Supervisors direct staff to repore I&L,
on the staff needed to process the anticipated increase in
applications thet approval is expected to generate,
.16,
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' . 17. That the Board of Suprvisors apply exclusive ritobilehome
designations in zpplying zoning to new xnobilehone .parks, ,
That the E.oi?rrd of Scpcrvisors apply to. each new moS,Llehome
park except for a mini-mobilehome 'park of 8 units or less,
.a pernanen'i zone vrhcch includes .a' building type Designator
18. ..
. .(*'Att 1 that pzrmits mobilehome building types only.
:. '19. That the Board. of Supervisors direct that each applicant be
~- - required to siqn a statement that declares that the propose(
niobilchone park will bc operated as an "open park."
That- th& Board of Supervisors direct their Legislative
Advocate to seek modification to Title 25 Mobilehome Regu-
lations which will make it; applicable to singfeLlot mobile-
homs'sitings, -as defined in the Snn Diego County Zoning
'. 20.
.. Ordinance. ..
,?- . ' 21. That the l3oai-d of Supervisors rcco~qcjni.zc that Title 25 of ..
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the California >.dministrative Cc3.e and the National PioSile
hone Construction and Safety Standzrds Act of 1974 ensures
Safe construction of all mobilehomes nanufactured after
September 15, 1971 and July 1, 1976 I respectLvel.y.
s 0
22. That the Boars 9,. r p.. ,bperviscrs direct staff to prepare a
resolution finzinc; that nobifeho?.Es built .. pursuant to the
Kntional Construction and Safety Standards Act of 1971 or
after September 15, '1971 pErsuant Lo Title 25 of the
California Mministrative Code which covers performance
standards not included in the federal act, meet the perfo
. mance standarzs mzndatcd by the State Hoysing Code for
. conventional d:.relli.ngs ; and authorizing the Suildiny
.. official to issue construction permits for mobilehones
.. ..
converted to d:cel.llnqs pursuent to zn approved Xinor Use
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. - Permit; ~r?d exernFting the bv,ildFng Gfficial ~rom personG':
liability- .. .
That the Baare of Supervisors d5.rect the building offici
to zpply the provisions of the an ~iego County Bui.lding
Code for structural alterations and/or modifications Gf
perrcancnt . sii?T:lc-lot dwellings \:;lhich were forrfierly nobil
homes.
23.
F
24, That the Eoard of Supervisors rccoqnizc that the use pel
process rccom:?cnded for fut;ure single-lot mobilehome sit
necessary to ensure that such sites are designed $0 he 1
patiblc wit11 - and ??ill blend into the neighborhoods into
wt;icis t11e1~ are to be located.
2i, ~l>at tlie Boars of Supervisors dircci the County's ~cqii
lativc ?dvoc;i'ict to seck a requirement in State Code 13:
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obligates the 'mobilchmc ~iark 0-mer to mzt? exp3-icit~y
indicate the nature of the 1LxiteC tenmcy to each
prospecti-e park tenmt.
That the Board Gf Supervisors approve in principle, expan-
sion of the County's contract with Neighborhood Eliouse
Association to, expand the role of the Landlcxd/Tznsnt
Advisory Hedia'iion Council to include mediation of mobile-
hone related con,pla.ints.
Direct the CAO to identify mpropriate funds for accomplish-
ment of such esgansion arid return to the 3;oard of Super-
visors with necessary contractual docuncnts to hnpl-erri&~iz
the expanded role.
That the Eozl-Z of Supervisors encouraqe a31 nobilehome
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. 27.
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28.
. de.irclopers and park oxncrs to accepf coaches, accordi.ng to
performzncc standznls rather than tiNe~~tt or ''Used" to pwo-
vide sorne relief to displaced mobilehome owners.
.That the'BoarSi of Supervisors .encourage representatives
of CMIIA, FQXA, \:?XIXI, and GSMOL to make presentaticns
concerning the rnobi1chome comqunity to all com.mmity
planning citizens ' camnittees , and to other interested
citS.zcn organizations.
That. the Boarc'i of Supervisors direct their Legislative
Advocate to work wit11 the rnobilehozne industry to seek a
change in bniiking 1-tlr~s 50 %11otlt mobilehome financing to be
treated as housing loans, not as commercial loans.
Th8.t the Coxd of Supcrvisors appoint a fivr-.mcmber
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36.
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. co;mittcc to continue aftef the B~UC .Ril>bm Cormittee .
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e terminates, on a quarterly basisl to njnitor “Le progress
on implementation of the final re?ort of the Blue Ribbon
..
* Cormnittee on zobilehcme. parks. ..
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I( TO: Men-bers of the Citizens Advisory Cox&,ttgc. fclr the Car-Lsbac?
Housincj Elexent
Re.: Background infom.ation -on the' Mobile Hone issue particularly
as it relates LLa the Carlsbad %cusink Element.
fntroductioa
In Xay, 1971 San Diego County organized the "Dlue Ribbon -.
Mobilehome Park Cornnittee. '' That committee produced a final
repjrt in February, 1979, . The e.iight page Summary of Recormendatior
from that report is attached here.
local, groups listed se& basic recommendations for consideration
In a memo dated Mziy 14, 1379
-
-. by the Carlsbad City Council. In a July 14 meno to this Committee
-. additional recormendations are made. This paper attempts to indi-
. cate the current ste'lus of each of these recomiiendations and what
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.. the role of this CGinittee might be.
.. . Recoxmendation 1. (May 14, 1973 letter)
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1) Asopt a policy of favoi-ing use cf mobile homes consistent
with applicable rules and regulations'.of State and Federal
entities pertaining to development of permanent housing
suitable t~ persons .of low and moderate incomes,
* Connent -
.. This reconxkdation brings up two scpzrate issues and they
should not be confused.
of the increasing cost of the coach itself and the increases in
. space rental does not quali.fy as "low or moderate income" housing.
' The avcra-cjc monthly cost of .financing a cew mobile home and paying
space rental for it is in excess of $400 per month (page 17 of
Most new mobile home .development because
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Elue R;bbon Cormittee Report),
agreed upon by this Cornittee to encourage more.nloderate cost
housing should be applied equally to mobile home development.
\?hatever suggestions zre finally *: , . . Thc
suggestions will. pro5dd.y rang,e from use of available subsidies ti
bonuses and assistance to privzte developers of all types of hous
The second issue raised by this recormendation is the currcn
treatincnt of the mobile hoxe use as non-permanent ho=si.ng. Curre
mobile home parks xe zpproved.by issuance of conditiond. use per
*- The County Blue Ribbon Coifimittke is seeking a special area 6esigr
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. (M) - iq the zonhg ordinance entitled Nobilehome Development, Spc
designation of the 2.5 - zoning has all the advantages and disadvant;
of any other specific zoning: definite locaticns are indicated 1
.. land prices nzy increase ra?idly because of this. The county re]
. also wccomends that M - zoning be given only if steps to provide i
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.. @mix 03 low' arid moderate income .units are being pursued.
, .. . 2) Establish a separate zone for mobile parks'including "no fr
mini-parks - I1
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., * Conr,:cnt -
' Separate zone discussed above. The Blue Ribbon Committee
recommzndd the use of a "mini-mdbile home park zone" which coul
. be developed on as little as one acre. - Cornpared,with a standarc
rnob,ilc 1iol:ie park of minimum 5 acres. The Comity Plannj-ng Cornmi:
Ims taken a position against the "mini" designation, principall:
. because of difficulty' of supplyhg adequate facilities and scrv
CO 8, 10, or 12 mobile homcs which mighi: be allowed on one acre 0 ..
2
.3) Xder,tify and Zesignatc public arid private hnds vi.thin the cit
limits suitable to rnobilehoxe zoning.
. ..
Comnent
The' cited recomii1&kitions .(3 & 4) from the Blue Ribbon Report
actually only relzte to the availabil.ity of sites for low and
moderate income ?musing in geneyal.
such availability is; of c'oursc-, one of the goals 'of the housing
'
Some general indication of:
. element and will 5e fully discussed by this Committee.
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4)
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. Exploxe and estaSlish all s&table incestivss to mobile home
*. park developent and suitable restraints ta prevent unreason-
able "change .of use" of any mubilehone zone.
this Connittee '>as been toward " incen-tivzs and encouragement
.- -- -: of any and all typcs of affordable -housing., Whatever -. incen-
tives and enconragements are finally agreed to may apply equaily..
to mobile ~GIW devzlopxent. The "change-of use" danger is inhere
in the current systein, however, even the possible €4 zoning docs
not complekly eliminate the dangcr .
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knphasis. of
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The long-term protection
.. ' ajainst change of use problems would be mobile home subdi.visions
or plld's in which the underlying land is owned individcally by
each resident or jointly by an association.
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.. 5) Authorize use.of single lot mobile homes in CarlsSad sEbjcc-l
to cdnformity with neighborhood esthetic. valces, permanent
dwelling rules 'and ad-valorem taxation. .
,.
Cominc n t
The 133.1ie Ribbon Cornnittee .has recommended .. ..
the adoption of a .. ..
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permanent single Pot mobilehome regulation; no 'action on the issu
4has bcen talcen thus far. The single lot mobile home is used as a
housing choicz .. in rural America and under temporary and emergency
conditions. It is rarely used in major urban areas. Technicallq
the lEF;al. f r&n-!ewor% already exists for allowing mobile homes on
single 3.ots. The mobile- home must be placed on e permznent foun-
dation and "totally converted from the entity of a mobilehome to
.the.entity of a residzctial building which meets all applicable
.building code requirexents before it may be occupied and taxed a
a permrlncnt regidential building" (Opinion of County Counsel,
Novcniber 1975): In the final analysis any unit which met 211
. - . applicable building code requirefnents znC! conformed to neig3borh
- _- esthe-tic values "wot;lhd probably bear little ,similarity to. 2 staa .a dard moSile home. ..
61
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Change existix-lg rules and 'regul-ations as necessary to accq
rno3ilehomes constructed. under California codes as perrnissil
permanent housing 'for persons of low and modcrate income.
'The construction of mobile homes is regulated by the State
California and by "the Na'iional ].lobilehome Construction and
WSli-3-e these state and federal codes
co~tld the pro,3='cGon of units, local codes control their
placenicnt, location 2nd regulation whether in or out of mo
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.: . Safety Standards Act.
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. . . . hoitle parks. .
Comment
This recon?mcnd%tiOn refers to nwbcr 2.2 in the Blue Rihboi
Count;? Counsel. rccomncnded against any such action bj
0
Surnrriary.
4
the Board of Supexvisors v:hich vould have the Board prescribing
criteria for' conversic;:l of a mobile home hto a permanent residentis
unit. Coullsel also states ''a detefmination by the building .official
that a structure ccmplies trikh all applicable building regulations '
is necessary €or consersion f rsm mobilehome to permanent resiscntia'
buLlding. Zr, making such determination the building official has .. -
latitude to accqt alternate materials."
..
7) Prohibit any "closed park" practice by any park .. cxner or
mobilehome dealer. which would deny a prospective tznant free
choice of lot rent21 or home purchase. A "closed park'' is
one in which the prk operator selectively. offers for sale
only designs-ted mobilehome units from selected dealerships
'or SLJ: I 05.7~1 Cealership. Such pract,ic?s are illegal in the
.. .-$
opinion OE the San Diego Cistrick MLorney's offic~, 13 m
.' "open park" any ne^ or used nnit may be located but require-
. Gents on its size,"qualitp and stracture are entirely legal.
. . Prosecution of the closed park situations .are handled by the
.
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.. .*. . . - -Di.strict Attorney t s off ice. Conplaints and f 013.0s.: through
- by complaining parties is necessary to assure vigorous
* ~KQS~CU~~CE. -. ..
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. this Comnj.tt;ee night take ;n dealing vikh the mobile home issue:
The folluzing statements briefly smiarize the approach ~hic . .. . .. . 6
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1) Recogrlizc fully .the inportance of the nioSilchcme as a source
of housing Zor many residents,
. 2) Indicate clca2rly that whatever programs a.rc developed or
. jnccntivcs of fcrcd .-to prolllotc ''affordable" liousing will be
5.
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equally applied 'to mobile hoine development.
Indicate that any site gi-iidelinns to low or moderate incoi
housing in general could include mobile home development
as well.
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4) Any density 'bQpuses developed or recommended could
be considered to aGply to mobile homz develbpment-
5). . jll,&cate khat pjhi1.e ''eXCiusive" mobile. home designations
may not be indicated, there will be no.discrimination
against the use in general.
fndicate encouragement for development of mobile hone
subdivisions and/or prd's so as to gradually elininate
"change of use" danger.
Indicate support for "open parks" in Carlsbaa and
intention of city to report non-compliance with "open
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* park" laws.
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RPPENDJXD .
DEFE<ITKl NS
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DEFIRh'TTf ONS 0
Calif orcia HOUSR: Finance Agency (CI-IFA)
CEIFA was created in 1975 with enactment of rhe Housing and Home Finance Rc
by the California kgislature. The primary pclrpose of the.agency is "to meet thl
housing needs of persons and farn'ilies of low or moderate income" (Health an
Safety Code 5C950). The agency's funds accrue from the sale of State of Californi
general obligation bonds; and federal housing subsidies. With funds from bon
sales, the agency pursiles the following programs: long-term financing of ne
rentzl construction, neighborhood preservation and rehabilitation, and purchase :
single-family moderate income mortgages from private .lenders. The CHFA Boar
of Directors is appinted by the governor and the legislature.
.
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Code Enforcement Program
A literal definition of code enforcement would simply' mean enforcement of
zoning and housifig codes. A Code Enforcement Program used in the context
this Housing Element refers to the systematic review of housing conditions in arc
where the initial-signs of blight and deterioration have been detected and wht
public monies either from tht? federal or state government or from munici
bonding are made available to assist in rehabilitation and any possible relocation:
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Commercial Cor.:
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In Carfsbad, this refers to that part of the Vi!Iage .Area Redevelopment known as
the Village Center (Su5-Arcz No. i).. This Village Center is generalIy bounded by
Grand and Oak (north and south) and the railroad and Interstate 5 (west and east).
Comrntinity Development Block Grant Program .
The federal government's major urban grant program to cities established by Title Z
of the Housing and Coiamunity Development Act of 1974; amended in 1977 (42
USC). Funds are annua!ly subventioned to local government based on a ppula- .
tio$poverty/housing formula. The major federal requirement is that funds be used
primarily to assist low and moderatc income househoIds. .. In FY 1978-79 Carlsbad '
received about Si40,OOO.
Department of Housing and Community Development (HCD)
.. .. . . -
. Th? state agency wit5 responsibility for developing staiewide housing data, plans
*. and programs for determining (with legislative approval) the guidefines for housing
plans of local governmcnt. Health and Safety Code Section 41134 authorizes this
department to review local boushg elements for coniormity with the requirements
of Section 65302 of the Government Code, and for conformity with the Depart-
ment's guidelines. Wit11 the passage of recent legislation (AB 333) this department
will also have major funding ability in the near future.
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Departrncnt of Housin: azd Uibsn Development (Htli3) 0
The federal agency with responsibility for determining national housing policy,
devdoping housing programs, and guidelines for local government and €or funding
most f cderaf housing prob -rams.
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Gmement
Growth mznagernent is a prccess by which the City determines the amount (what),
. location (where) and rate (when) of growth to match local government's ability tc
piovlde adequate public facilities and services. This process indirectly aff ecti
environmental quality and community identity and character. ' (Carlsbad Cit:
Cormcil Workshop, November. 26, 1379).
0
Non-Profit Hoilsin;: Corporation ...
A non-profit housing orporation may be established according to Section 9200 1
the Corporations Code of the State of California, "indicate lawful purposd and n
contemplate the distribution of gains, proiits or dividends". Such corporations m
be set up by churches, civic groups, Community bzsed organizations, and cities a
Federal and state funds available to such organizations for housi
programs cover. a11 costs including administration. Profits realized by si
corporations cannot accrue to the benefit of the corporation but must be used
defray costs, lower rents or provide additional scrvices.
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Prcser vat ion D isiricts
Clearly identified community areas where the condition of public facilities and
housing is elduated using base data such as the 1980 census. Community goals for
preservation of housing, community facilities ar!d character are set. Changes over
tinle in land USf: patierns are monitored ,and evaluated to assure that community
goah are maintained,
6
Pubiic Housing
. .The federal government% oldest, most conventional housing program established by
the'U.S. Hexing, Act of 1937 and directed toward the lowest income housekdds.
Local housing authorities issue bonds on which the federal government pays debt
service. The federal Zovcrnment also paps operating costs nbt covered by renys.
Such a program requires a successful referendunl.
been rlevefoped in San Dizgo County under this program.
No actual pubIic housing has
.Section 202 Housing for the Elderly (Sectior, 202 of the Housing Act of 1959 as
.. ' amended, 12 U.S.C.)
Federal government prcjgrzm which provides direct long-term low interest Ioans to
non-profit sponsors to finance rental or cooperative housini for elderly and .
handicapped persons. The eventual tenants arc' also allowed rent suppiements so
that their rent does not exceed 25 pcrccnt of income.
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Section 8 HXS~R?. Assistsnce (Section 8, TiTlc I1 of the Hbusing and Community
Dcveiopncni Act of 1979, amended 1377, 42 U.S.C.)
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This program is the main source of federal housing assistance for low-income
persons or families. The housing assistance payment makes up the difierencc
between "fair market rent" established by HUD an.: 25 percent of the occupant:
irmrne. If !Yair market rent" is 5300 and tenmi inconie is $I,OOO per month
tenant will be required to pay $250 while the federal subsidy of $50 per month i
paid by the federal government through the Housing Authority.
Added after ?lancing Commission Review of 2/6/80
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-_ - Marks Foran 3ehnhilitztion Loans . .. Og
Enacted in 1973 by the Californii2 legislature, this program authorizes loc;
govdrnments or authorities created by them, to sell tax exempt revenue bonds ai
use the prcceeds 'to make long-term below market interest loans to rehabilita.
residences and in limited circumstances, commzjciaf properties.
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Section 312 Rehabilitation Loans
. Since 1364, tlie major fedcral low- interest loan program availabk for resident.
rehabiiitation. Participation is permitted by owncr occupants, as we11 as absent
owners of rental property in spccif ied community improvement area.
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.. APPENDIX E
LOV mq :~;ODERA-E IXCOXE HOUSING:
FAIR SHARE AND INCLt'SI9E.IARY PF.OV1SIONS
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-. Iao]J7 rr;ND LSOL>CT<pLTE IX:CO;?YSE l-ioufb!c:
FAIR SKARE AND L'.!CLUSIOi<P*RY PXO't'ISTONS
a.
The goals and poIicies of this Housing Element have been developed to reflect
overall housing needs for Carlsbad in the next five-year prriod (1980-1985).
Section I1 of this element attempts to provide a framework €or maintaining the
City's existing residential character, as wel; as providing for the inevilable growth
of housing demand in middle and upper income categories. Special attention has
been given, however, to policies which might increase low and moderate income
housing opportunities in the City. This special attention is in response to both
demonstrated nzed (see Appendix A) in the City and the region.and the HQusing
. Element Guidelines oi the State of California. ..
LOW and L4oderatc Income Housing Opportunities: Definitions 0,
flLow and moderate income" are imprecise terms and in the absence of reliabl
znnual surveying, the dsts mai!&!e are merely estimates. They should be used i
. guidelines in determining housing policies 2nd prosrams and not as absolu
standards of income 'or nzed. .Estimates of 1979 low and moderate income ai
' corresponding rental ranges for CarlsOad are summarized in the following tabIc.
Low and Modcrate Income Rent Ranges -
1979 Estimates Caiisbad
Low Income Rent Moderate Incor
- XY% of hlcdisn MonthIy Income ' 120% of Akdian hrlonthly Inc a $10,725 $223-3 12 . . ., $lG,OS7 $335-46
Sm 1)icgo Demographic and Economic Forecasts: 1977- 1354 dcvck by San Diego County, CPO ad Sin Dicgo Gss and Elcctric.
LOW Income 25% to 35% Moderatc Income 2536 to 31
Source: .
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The above estimates should b= referred to in discussions of programs which providz
either low or modcrate incomr housing. ..
Fair Share Allocations: Ljecting Lower Income I-fousing Needs
i The purpose of "fair share atlo'catIons" is to distribute lower income housing units
throughout a community or region on 'a coopziztive basis. The distribution means
that lower income households retain choice of location, that no one community
accepts a disproportionate share of low income housing, and that individual
. communities accept such units consistent with need and iesoarces. The distribu-
tion 'formula devised for this region by the Corcprehensive Planning Organization
. distributes units on the basis of existing need, and po&ition and emp!oyment
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growth to 1985. ._ ..
- Inclusionary Systems: Meeting Fvlodentc Income Housing Needs
. An inclusionary housing program or o'rdinanc:: offers localities a tool which can be
used. to expand the supply of low or more' usually moderate income housing. Such
incIusionsry programs suggest or require that all cew develcpments above a certain
size, contain a spccificd proportion of moderate income housing units. Inclusionary
programs may be voluntary or mandatory and be for sales Oi renid units. The one
reconimendcd in this Housing Element is voluntary and directed at provision of
moderate income rental units in return for a density bonus. lnclusionary provisions
arc usuaIfy accompanied by conccssions to the developer like dcnsiry bonuses, fce
waivers, parking alIowanccs, land writdowry or regulation waivers. Recent state
legislation (AB1 151, Roos) rcquircs that cities' provide devclopcrs with one of the
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@ above typ& of ConcPssjons I: ;he dC:vclop.=r offcrs to s:~pplj-. 25 percent low[rnoder-
ate income units. Which concession is offered the developer is entirely at local
discretiorl,
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MEMORANDUM
DATE : May 28, 1981
TO : City ClerkPs Office
FROM :
SUBJECT: NOTICE OF VILLAGE REDEVELOPMENT PLAN HEARING FO
Drew Aitken, Housing and Redevelopment Departmen
Please have the notice for public hearing on the Redevelopment Plan published
in Carlsbad Journal on the following dates:
1st notice - May 30, 1981
2nd notice - June 6, 1981
3rd notice - June 13, I981
4th notice - June 20, 1981
Carlsbad Journal t/ RECEIVED BY: /4+L /? Lk4-9 hb. c CC - /
DATE -5,bshi TIME /. 0,C: p, -i/ 7 / /
AJA: a1
d
* Dept. Hd.
c n=ui:\?Et_!l?;il!_F.iT [:{):!'.!I ';S 1 g/i @ c. ldgr. ifO!lSI!??l ~__^I__.~~~~.._____._.,__.___.__..____ ^.___._..._ -- -----.-.---.-. -----. .--
c* Atty. *
1 <E'fJi.!G OF: May 26, 1981 _____ I ,_C_,_,I_,l-_l,,__, "____ _--- ----.---.- _-..-----.--.-----.-.-
,,uCMET 149: b, r.r
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lrKLk RESOLUTION OF THE CARLSBAD HOUSING AND REDEVELOPNENT CO~4blISSION RECOMMENDING THA
A JOINT PUBLIC HEARING BE HELD ON THE VILLAGE AREA REDEVELOPMENT PLAN AND TRANSM
DOCUMENTS RELATIVE THERETO. IPIITIATED 6'1': --_--.----- Housing and Redevelopment RACKGROUP:D -__ : -
City Council at their meeting of April 21, 1981, had originally set the public hearing
the Village Arek Redevelopment Plan for May 26, 1981.
California Community Redevelopment law required that this information be noticed once f
week for four successive weeks prior to the hearing in a newspaper of general circulat:
which is printed or published in the community.
Unfortunately, there was an omission of one of the four required notices on the part 0.
newspaper. This omission has made it necessary to cancel the original date of the pub
hearing, and reinitiate proceedings for adoption of the plan.
As you know, the California Community Redevelopment law permits the Housing and Redeve
Commission, and Council, with the consent of both, to hold a joint public hearing to c
the adoption of a redevelopment plan.
Furthermore, California Community Development law requires the,Housing and Redevelopmt
Commission to submit a copy of the plan accompanied by a report on the plan to the Coi
prior to the hearing. The report on the plan is a detailed analysis of the reasons fc
proposing the plan and the impacts which may result from implementation.
The attached resolution will meet the requirements of the law and permit the council
reinitiate the noticing of the hearing which was previously set for May 26, 1981.
A?TACI i ED : x Resol uti 59 Or d i II sn c e Ag r e em P )-I t s PI at __ __.. _._-.. - - Village Area Redevelopment Plan - Village Area Redevelopment Project-Report on Plan
FIDIXKT AL SThTEiWl'T _.___- - --.-.--- -
' COMillISSIOi\I-eOnr,;) P\~COI"ii.ZEND;?TION: .-- --
_II __-._- __..._____-
RECOf+iEb!DRT ION :
should the Commission desire that a joint public hearing be held On the Village Area
Redevelopment Plan on June 23, 1981, they should adopt Resolution No, /a
_____I___ ----
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?r t BEPEIOVEQ
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RESOLUTION KO- 10
A RESOLUTION OF THE CARSLB-ID HOUSING AYD REDEV-
*
ELOPMENT COMMISSION RECObPENDIXG THAT A JOINT
PUBLIC HEARING BE HELD ON THE VILLAGE AREA
REDEVELOPMENT PLAN AND TFQYSSMITTING DOCLI?.ENTS
RELATIVE THERETO.
WHEREAS, the California Community Redevelopment law permits a joj
Council/Commission public hearing to be held by legislative body with
consent of the Commission, for purposes of considering redevelopment I
and
WHEREAS, the California Community Redevelopment law requires the
to submit a copy of a proposed Redevelopment plan and a report on said
to legislative body prior to the Rearing.
NOW, THEREFORE, BE IT RESOLVED by the Czrlsbad Mousing and Redeve
Commission as follows:
1. Consent is hereby given to the City Council of the City of Ca
to hold a joint public hearing to consider adoption of the Village Are
Redevelopment Plan.
2. Recommendation is hereby made that said joint public hearing
at 6:OO P.M. on June 23, 1981, at the City Council Chambers, 1200 Elm
Carlsbad, California.
3. Copies of the following documents are hereby transmitted to t
Council of the City of Carlsbad:
A. Village Area Redevelopment Plan.
B. Village Area Redevelopment Project-Report on Plan.
PASSED, APPROVED AND ADOPTED, by the Carlsbad Housing and Redevell
Commission of the City of Carlsbad, at a regular meeting held on the 2
day of
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I YAY 9 1981, by the following vote, to wit:
AYES: CdSSiOnerS Padcard, hear, Lewis and KulcfiFn
NOES: f\Jone
ABSENT: Corrmissimer Casler f /--? /J---34&$~ --- /x vz/l-G4 A?g- RONALD C. PACKARD, Chairman
ALETHA L. RAUTENKRANZ, City Cler
I mal f
Decreed A Legal Newspaper by the Superior Court of Sun Diego County
3088 PI0 PICO AVENUE P.0 BOX 240 0 CARLSBAD, CA 92008 6 729-2345
Proof of Publication
STATE Of CALIFORNIA, ss
COUNTY OF SAN DIEGO,
I am a citizen of the United States and a resident of the county aforesaid;
I am over the age of eighteen years, and not a party to or interested in the above entitled ma
I am principal clerk of the printer of the Carlsbad JOUrnal a newspaper of general circul
published twice weekly in the City of Carlsbad, County of Sun Diego, State of California, and
newspaper is published for the dissemination of local news and intelligence of a general characte
which newspaper at all times herein mentioned had and still has a bona fide subscription list of I
subscribers, and which newspaper has been established and published at regular intervals in th
City of Carlsbad, County of Sun Diego, State of California, for a period exceeding one
next preceding the date of publication
notice hereinafter referred to; and that the
of which the annexed is a printed copy, hat
published in each regular and entire issue (
newspaper and not in any supplement ther
8 the following dates, to-wit:
NOTICE OF CANCELLATION
The Village Area Redevelop ment Plan Public Hearing sched- uled for May 26, 1981. has been CANCELLED' The hearing will be rescheduled and you will be noti- fied of the date of the hearing by registered mail. Ifyou have any questions regard- ing this notice, please contact the \ Department of Housing and Rede- velopment at (714) 438-5611 .................................
Nay 23 .................................
.................................
Thank you, JACK E HENTHORN Director, Housing and Redevelopment Dept CJ S384 May 23,1981 .................................
.................................
I certify under penalty of perjury that the foregoi
Clerk of t 1M/1/81