HomeMy WebLinkAbout1990-07-31; City Council; 10742; ZONE 12 - LOCAL FACILITIES MANAGEMENT PLAN AMENDMENT*
A m
3 C *rl c
a
a m W
.r( g
a
8 v
U g
0
U a,
m
U
*rl
W
-g 0 .d CnU
-la
"(d
ma, s UU
3s
rn *d
a
4
m
MU 4 2
w-d
-4 OaJ
MW c -rl .rl a juo
+ Em m' aa g 5s
M-I"]
a* 00 U ;
a az ::- C cCfl .d nI-4 aJ u ud
u u;
3 $2
u -d
C
a, 3 ..
0 H -u
00 F
y.2 a
al ;El
g %a
; $2
5 5d
2.- z
0,aa 0
;?- J
rlacQ G
: *rl v
\ "
Z 3 0 0
ClWF CARLSBAD - AGEN-ILL L
AB# IC! 7Cl 7 TITLE: DEPT. MTG. 7/31/90 ZONE 12 - LOCAL FACILITIES MANAGEMENT C~TY~ PLAN AMENDMENT w
DEPT. GM CITY I
RECOMMENDED ACTION:
The Planning Commission and staff are recommending that tl.
City Council ADOPT Resolution No. $0 -26U , APPROVING tl
Local Facilities Management Plan Amendment for Zone 12.
ITEM EXPLANATION
The Local Facilities Management Plan for Zone 12 was original]
adopted by the City Council on February 23, 1988. The bas
residential buildout of the zone was 2067 dwelling units. TI
City Council approved a dwelling unit transfer to Zone 11 c
179 units which lowered the projected buildout to 1888 unit: The amended plan reflects the General Plan amendments propose
by the Arroyo La Costa project.
On June 20, 1990, the Planning Commission unanimously approve
this plan as described in the minutes from the Plannir
Commission meeting attached as Exhibit 4.
There are 589 existing dwelling units in the Zone. The amende
projected residential buildout of the zone is 1734 dwellir units after a dwelling unit transfer to Zone 11 of 179 units
which is fully in compliance with Proposition E and tk
Citywide Facilities and Improvements Plan.
The Plan is a regulatory document which analyzes all elevc public facilities to determine whether they conform with tk
adopted performance standards. Several facilities ai
identified as requiring upgrading in order to accommodat
future development in the zone. Specifically, the Ple identifies needed improvements to drainage & circulatior Therefore, specific conditions of approval have been includc in the Plan to guarantee that all of the public facilit
standards will continue to be met through buildout of the ZonE
The conditions state that, prior to the first final map c issuance of a grading permit or building permit, whichevE occurs first in Zone 12, a financing plan must be approved k
the City guaranteeing funding for construction of all publi facility improvements identified in the Local FacilitiE Management Plan. Until this financing mechanism has be€ approved by the City, no development will occur within Zone 12
The complete wording of the conditions is included in tk
Plan's Executive Summary which is attached as Exhibit 2.
- cc 0 e
.5 PAGE 2 OF AGENDA BILL NO. Idr 79 z
ENVIRONMENTAL REVIEW
The Planning Director has determined that the environmenti effects of the project have already been considered j
conjunction with previously certified environmental document
and, therefore, no additional environmental review will 1:
required and a Notice of Determination will be filed.
The Local Facilities Management Plan for Zone 12 will not cau:
any significant environmental impacts. The Plan is a publ: facilities planning document that implements Carlsbad's Gener<
Plan. The Plan makes generalized projections as to the demai
for and supply of public facilities and outlines the provisic
of adequate public facilities concurrent with the estimatc
demands. The Plan recognizes that further environmental revic
pursuant to the California Environmental Quality Act will 1
required prior to the development of any public or privai project that is generally discussed in this plan.
FISCAL IMPACT
Staff time has been utilized in the preparation of this PI-ai These costs will be recovered through the processing fc established by the City Council. It is anticipated thi further staff time will be necessary to monitor this Plan ai
Plan, however, should help future fiscal planning by estimati!
the timing of future public facilities and their costs.
EXHIBITS
1. City Council Resolution No. il .d?b
2. Executive Summary - Zone 12
3. Planning Commission Resolution No. 3040
4. Excerpts of Planning Commission Minutes dated June 20, 19
other zone plans on a yearly basis. The implementing of th
E,- >y
U - .
c
-
1
2
3
4
5
6
7
8
9
1o
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
20
e
RESOLUTION NO. 90-264
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CARLSBAD, CALIFORNIA, APPROVING A LOCAL
FACILITIES MANAGEMENT ZONE 12.
FACILITIES MANAGEMENT PLAN AMENDMENT FOR LOCAL
WHEREAS, a Local Facilities Management Plan has be
prepared for Local Facilities Management Zone 12 in accordan
with Chapter 21.90 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did on May 16, Ju
6 and June 20, 1990, hold a duly noticed public hearing
required by law to consider said plan and at the conclusion
the hearing adopted Resolution No. 3040 making findings a
recommendations that the City Council adopt a Plan; and
WHEREAS, the Planning Director has determined th
the environmental effects of the project have already be
considered in conjunction with previously certif i
environmental documents and, therefore no addition
environmental review will be required.
WHEREAS, the City Council at their meeting of Ju
31, 1990 held a duly noticed public hearing and considered a
testimony and arguments of anyone desiring to be heard.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Ci
Council of the City of Carlsbad, California as follows:
1. That the above recitations are true and correct.
2. That the findings and conditions of Planni
Commission Resolution No. 3040, on file with the City Clerk a
incorporated herein by reference constitute the findings of t
City Council in this matter except as amended by the additi
of the following conditions, are hereby approved:
.-
.-
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
l8
19
2o
21
22
23
24
25
26
27
28
0
Planning Commission Resolution No. 3040 is amended by tl
addition of the following conditions:
Conditions:
1. Prior to recordation of the first final map, issuance (
a grading permit or building permit, whichever occu.
first within Zone 12, the zone is required to participa
in any current City-wide community facilities district (
provide an alternate financial guarantee to t'
satisfaction of the Finance Director for construction ( the improvements included in the City-wide communi
facilities district.
Prior to recordation of the first final map, issuance t a grading permit or building permit, whichever occu
approved guaranteeing construction of a proportional sha of the following circulation improvements:
Improvements needed prior to 1998:
Rancho Santa Fe Road from Olivenhain Road to the southe
Carlsbad City boundary shall be constructed to include t'
following:
A. Complete grading to ultimate right-of-way width
B. Construction of four through travel lanes, two
2.
first within Zone 12, a financing mechanism shall 1
major arterial standards;
each direction, to include intersection improvemen including a fully landscaped median.
3. That the Local Facilities Management Plan for Zone 1
dated May 16, 1990 on file with the City Clerk and incarporat
herein by reference is hereby approved. Any developme
occurring within the boundaries of Zone 12 shall comply wi
all the terms and conditions of said Plan.
...
...
...
...
2
.-
.-
1
2
3
4
5
6
7
0
9
lo
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
20
0 e
PASSED, APPROVED AND ADOPTED at a regular meeting I
the City Council of the City of Carlsbad, California, on th
21st , day of August , 1990 by the following vote,
wit:
AYES : Council Members Lewis, Kulchin and Larson
NOES : Council Member Pettine
ABSENT: None
ABSTAIN: Council Member
ATTEST:
&&, 0- ALETHA L. RAUTENKRANZ, City g’lerk
(SEAL)
3
w 0 .-
-
I. EXECUTIVESUMMARY
Zone 12 contains 669.48 gross acres of which approximately 544 lie within the approve
Costa Master Plan (MP 149G). The land uses established by the La Costa Master were used in the preparation of the Zone 12 Local Facilities Management Plan, adc
by City Council on February 23, 1988. This Local Facilities Management Plan . amendment to the approved Zone 12 plan, being processed concurrently wit1
amendment to the La Costa Master Plan (MP 88-1).
The Local Facilities Management Plan (LFMP) Amendment for Zone 12 was prep pursuant to the City‘s Growth Management Program, and Chapter 21.90 of the Carl Municipal code.’ The plan incorporates and implements the 1986 Citywide Facilities Improvements ~lan.~
The plan begins with the assumptions used to generate the build out projection: residential and non-residential development within Zone 12. Build out is the type amount of land use planned for by the City‘s General Plan. The plan then phasc estimates the zone’s development on a yearly basis until build out is reached. Phasi done to predict future facility demands. The adequacy of public facilities is and according to this demand. The analysis includes an inventory of existing and prop
facilities, a phasing schedule that establishes the timing for the provision of facilitic relationship to demand, and a financing plan that establishes methods of funding net
facilities, Since the plan is a regulatory document, each facility section contains condii
to ensure that facilities will conform to the adopted performance standards. Man&
compliance with the plan and conditions will assure the adequacy of facilities within i 12.
Exhibit 1 on page 7 indicates where Zone 12 is located within the City. Exhibit 2 begin on page 8 provides a summary of existing public facilities adequacy for Zone 12. Ex
3 on page 9 provides a summary of public facilities adequacy through build out for 2
12.
FINANCE OVERVIEW
The Local Facilities Management Plan for Zone 12 identifies two facilities (drainage
circulation) which currently do not conform with the adopted performance standard wit
special mitigation measures. As part of this Local Facilities Management Plan, an atte
has been made to bring these facilities into conformance with the adopted performr
satisfy the complex infrastructure requirements of this zone and of the southeast quad However, a combination of financing techniques can address both the need for upgra facilities enabling them to conform with the adopted performance standards and ens1
standards. During this process it has become clear that no one financing mechanism
’
2 The 1986 CFIP was adopted by City Council on 9/23/86 (CC Resolution No. 8;
1
As amended by ZCA 199.
w 0 .-
.-
portion of the project that was to be funded by City resources over a PC of time. Payments would commence at the time the City had on@
scheduled the construction of the facility in the Capital ~mprovei PTO~MII. Moving the project forward in time is for the benefit ~i developer. Therefore, the City's repayment would be limited to the ca the public portion of the project and no interest would accrue to developer. The use of this method of project financing does not elk the developer's obligation to pay City fees. The developer must still pz
City fees associated with a development.
Credit for Civ Fees. When it is in the public interest to construct cei
public facilities earlier than would be possible under a pay-as-you-go prog the City can consider giving a developer credit for fees that would other
be paid, up to the cost of the public improvement. These credits w
reduce the amount of fees payable in future years from a cei development.
Fee credits must be used carefully to avoid elimination of income i capital fees necessary to finance other projects. Two alternatives exist foi
credits:
--
C.
Full fee credit immediately: Under this option, the developer who builds a public improvement would be eligible to deduct
100% of the cost of the improvement from fees payable. Once
the fee credit is exhausted, the developer begins paying fees as
normally assessed by the City. Under this option the developer gets immediate credit for the total cost of a project.
Partial Fee Credit - credit over time: In this option, the
developer who builds a public improvement receives a credit for
the cost of a public improvement. However, the use of that credit is spread over a series of years. This allows the City to continue to receive at least a portion of fees designated for
other capital projects while giving the developer credit for the construction of public improvements that would have otherwise been paid for by the City, No interest would accrue to the
developer as a part of this arrangement.
--
D. Debt Financing. A range of debt financing alternatives are available to the (
If it is in the public interest to push a project ahead and to construct improvement before funds are on hand, debt financing may be the answer. If
project is being pushed forward for the convenience or benefit of a developer, 1 developer should bear the cost of issuance and interest over the life of the d issue. The actual mechanics of a debt issue and how to determine the develop responsibility to support these costs would be defined as the method of d
financing was chosen.
3
5 0 <-
.-
Some of the debt financing vehicles available are shown below:
Assessment Districts:
Under Council Policy No. 33, the City may assist a developer in the constructioi various public improvements that may be financed through the use of assessm districts if there is sigmticant public benefit from the improvement. In cases wh
a City contribution is planned, the City may ask a developer to pay the ( contribution. The developer could then be reimbursed at a later date (i.e., in year that the capital project has been originally scheduled for construction) through a system of credits as described earlier.
Special Benefit Districts:
State law allows the formation of a variety of special benefit districts. Th districts may be used to fund the construction of parks, libraries, police or facilities, and street lighting systems to name a few. These districts may be forn
by a vote of the property owners who then assess themselves for the cost improvements.
The developer and/or land owner bears the burden of debt service payments. C participation in a district of this type is possible to the extent of put
improvements that would have otherwise been the responsibility of the C However, the movement of capital improvements forward-in-time would requ some concession from the developer in offsetting interest, debt issue, or otl additional costs.
Community Facility District: (Mello-Roos)
Under Council Policy No. 38, the City may assist through Mello-Roos financing I construction of public facilities in conjunction with development. Mello-Rc Community Facility Districts (CFD’s) operate similar to assessment districts, 1
provide a more flexible tool for governmental entities to finance a wider range public infrastructure, again through the issuance of tax exempt bonds. Facilit
which may be financed by a Mello-Roos District include parks, parkways, op space, schools, libraries, gas pipelines, telephone lines and can be used to el&
special assessment liens. These districts may also pay operating costs to the extc the services are in addition to those already being provided prior to the formati of the district.
Revenue Bonds:
The City may elect to issue revenue bonds to finance improvements related to uti1 functions or other City services that generate a fee for service, although other C functions could support the use of revenue bonds. If public improvements are bei installed ahead of schedule to accommodate a developer, the City would expect t developer to offset many of the costs of such an issue as described above.
4
0 .-
."
conformance of future facilities a development occurs. A common set of goals for financing of the major facilities can be stated as follows:
1. Provide feasible financing techniques to ensure that all facilities are provided in conformance with the adopted performance standards.
2. Provide for the implementation of financing techniques which consider financial limitations associated with the high costs of infiastrud
construction.
Provide for financing options which consider both the needs of the City
the property owners.
3.
The adopted Citywide Facilities and Improvements Plan identified the various ways 1
capital improvements could be financed. The capital facilities necessary to support fut development in the City of Carlsbad generally fall into two categories -- those providec developers as a condition of development approvals, and those provided by the (
through a system of fees, taxes, or other financing sources.
It is the City's responsibility to plan for the construction and maintenance of City projc and to finance these projects in the best possible way. The following describes some of financing options available.
Cash/Pav-as-you-eo financing. The City has used this method of financing
pay for most capital improvements constructed to date,
In concept, the City charges the development community a series of f which provide the source of income to pay for capital projects. When enol
cash has been assembled, the City constructs the next capital project in or1 of priority. This method forces the City to delay construction of varic projects until funds have been collected. These fees include:
A.
1. Public Facilities Fee
2. Park-In-Lieu Fees
3. Planned Local Drainage Fees
4. Traffic Impact Fees
5. Bridge and Thoroughfare Benefit District Fee
6. Sewer Fees
7. Water Fees
Special Districts collect their own various fees.
Reimbursement APreementS. In certain instances, a developer may ask t
City to move a project forward in time and to construct a facility before fur have been collected. When this occurs, the City could adopt the policy having the interested developer construct the project based on reimbursement agreement. The City would pay the developer back for t
B.
2
w 0 .-
Tax Increment Bonds:
Public improvements in the City's redevelopment area can be financed through use of tax increment bonds. The Redevelopment Agency has developed a plan
the construction of public improvements using this method of financing.
developer asking for public improvements to be constructed ahead of schedule n:
consider the agency's ability and willingness to defer other projects.
Certificates of Participation:
Certain public facilities such as buildings can be financed through Certificates
Participation. This is in effect a lease agreement between the City and mot agency. A developer wishing to push projects forward might consider construct facilities such as a library or fire station using this financing tool. The develol may be asked to bear certain costs or to accept credit in lieu of payment for cert; improvements.
General Obligation Bonds:
The City has the ability to issue General Obligation Bonds to fund the constructi
of public improvements. This can only be done with the approval of 2/3 of t voters in an election. It is unlikely that the City will have the ability to use t
method of funding public projects which benefit specific developments.
E. Financinc Policies
The adopted Citywide Facilities and Improvements Plan contains the followi financing policies:
1. Recognize that those projects identified in the Public Facilities F
Calculation are the ultimate responsibility of the City to fund, however, t. priority for funding projects is at the discretion of the City Council.
Recognize that the Capital Improvements Program will play a significant ro
in helping to establish compliance with the adopted performance standarc Priority for the funding of projects should go to in fill areas or areas of tl
City where existing deficiencies exist.
Agree to consider assisting developers with credits against future fee
reimbursement agreements, forming assessment districts, etc. only when it clearly in the public interest to do so or to rectify public facility deficiencic and not to induce growth by prematurely upgrading public facilities..
Recognize that all credit or reimbursement arrangements will be made base upon the City's plans for timing of certain public facilities. For example,
a developer wanted to put in an improvement that the City had not planne
for 5 years and was not necessary to rectify an existing deficiency, the Cii
2.
3.
4.
5
a ..
would not consider beginning to provide credits or reimbursement unti 5th year, if at all.
Recognize that public facility improvements made up front or ahead of
plans by developers must provide the funds necessary to cover an
operating costs for the facility until the time the City had previously pla~ to provide the facility.
With the recent reduction in residential densities and overall restrictioi residential development, recognize that it may be necessary to start char fees to commercial and industrial land uses in cases where they are
presently assessed. With the reduction in residential land uses and den
it may be necessary to charge commercial and industrial to make up deficit.
Financing Summary
This Local Facilities Management Plan has identified that drainage and circulation facilj are currently below the adopted performance standards.
The developers in Zone 12 have undertaken mitigation which will bring these facilities conformance with the adopted performance standards. The specific mitigations for tl
facilities is shown in the corresponding facility sections of this plan.
This plan also identifies when future public facilities are needed as growth occurs to ens compliance with the adopted performance standards. A complete financing sectio1
provided at the end of this plan which provides a description of the facility improvemt to be made, timing of improvements, cost estimates, and funding priorities.
5.
6.
6
w e ..
1 CITY OF OCEANSIDE
-CITY OF ENCZNITAS LOCAL FACLfTES MANAGEMENT
drnrtnrnea
GROWTH' 0 LOCATIO1 EX1 MANAGEMENT zc _- PRQGRAM -
7
w 0 .*
EXHIBIT 2
ZONE 12 EXISTING PUBLIC FACILITIES SUMMARY SHEET LFMP 89-12
Conformance with Adopted
Facility Performance Standard
City Administrative Yes, existing facilities meet the ado]
Library Yes, existing facilities meet the ado]
Wastewater Treat men t
performance standard.
performance standard.
Yes, existing facilities meet the adopted
Capacity performance standard.
Parks Yes, ParkDistrict4 (southeast quadrant) curre
meets the adopted performance standard.
No, existing drainage facilities do not meet
adopted performance standard.
No, existing circulation facilities do not meet adopted performance standard.
Yes, existing fire facilities meet the adop performance standard.
Yes, existing open space meets the adop performance standard.
Drainage
Circulation
Fire
Open Space
Schools
- Encinitas Union Yes, existing facilities meet the adopi
- San Dieguito Union Yes, existing facilities meet the adopi
performance standard.
performance standard.
Yes, existing sewer collection facilities meet 1
adopted performance standard.
Yes, existing water distribution facilities meet t
adopted performance standard.
Sewer Collection
Water Distribution
8
w a
EXHIBIT 3 ZONE 12 BUILD OUT PUBLIC FACILITIES SUMMARY CHART
LFMP 89-l2
Conformance with Adopted
Facility Performance Standard
City Administrative Existing and planned facilities meet the adc performance standard through build out.
Existing and planned facilities meet the adc performance standard through build out.
Existing and planned facilities meet the adoF performance standard through the year 2000.
Park District 4 (southeast quadrant) meets adopted performance standard through build
Drainage Drainage facilities will meet the ado: performance standard with the proposed mitiga measures through build out.
Circulation Circulation facilities will meet the ado] performance standard with the proposed mitiga measures through build out.
Existing and planned facilities meet the ado! performance standard through build out.
Existing open space meets the adopted perfom standard. An ongoing work program will assure
open space performance standard is maintai
through build out.
Existing and planned facilities meet the ado1
performance standard through build out.
Sewer facilities meet the adopted performa standard with proposed mitigation measures thro build out of the zone.
Water facilities meet the adopted performa
standard with proposed mitigation through build of the zone.
Library
Wastewater Treatment Facilities
Parks
Fire
Open Space
Schools
Sewer Collection
Water Distribution
9
w 0
EXHIBIT 4
GENERAL CONDITIONS FOR ZONE 12
LFMP 89-15
All development within Zone 12 shall conform to the provisions of Section 21. the Carlsbad Municipal Code and to the provisions and conditions of this 1
Facilities Management Plan.
All development within Zone 12 shall be required to pay a public facilitie pursuant to the standards adopted by the City Council on July 28, 1986, a
amended from time to time and all other applicable fees. Development in 201 shall also be responsible for any additional fees to be incorporated into this plar
are found to be necessary to enable facilities to meet the adopted perforn standard.
The City of Carlsbad shall monitor all facilities in Zone 12 pursuant to Subsec
21.90.130(c), (d) and (e) of the Carlsbad Municipal Code.
All development in Zone 12 shall be in conformance with the adopted CiQ Facilities and Improvements Plan as adopted by City Council Resolution 879
September 23, 1986.
Periodic amendment to the Zone 12 Local Facilities Management Plan is anticil
to incorporate newly acquired data, to amend conditions and upgrade standar determined through the required monitoring program. Amendment to this Plan
be initiated by action of the Planning Commission, City Council or property OM at any time.
If a public facility or service is found not to be in conformance with an adc
performance standard during the yearly monitoring, or at any other time, the m
will be immediately brought before the City Council. If the City Council detern
that a non-conformance does exist then no future building or development pel
shall be issued until an amendment to the CFIP or the LFMP for this ZOI approved by the City Council which addresses those facility shortfalls and brings 1
facilities into conformance with the adopted performance standards.
After adoption of this Plan by the City Council, no building permits will be allc unless the performance standards are complied with. This includes all projects N were exempt under Section 21.90.030(c) of the Carlsbad Municipal Code.
Approval of this LFMP does not constitute prior environmental review for pro
within Zone 12. All future projects within Zone 12 shall undergo environmc
review per Title 19 of the Carlsbad Municipal Code. Any mitigation mea! determined during a project’s environmental review shall be complied with in I
entirety unless findings of overriding consideration are made by the City Counc
1.
2.
3.
4.
5.
6.
7.
8.
10
W e ..
.L
9. Approval of this plan does not constitute prior discretionary review for projects v
Zone 12. All future projects shall undergo review per Title 21 of the Car. Municipal Code. This plan establishes the maximum allowable number of reside
units for facilities planning purposes only. This plan does not guarantee any spc
residential density.
11
0
EXHIBIT 5
SPECIAL CONDITIONS FOR ZONE 12
The following Special Conditions apply specifically to development in Zone 12 and mL
listed separately under the analysis discussion of each facility. complied with in addition to the General Conditions for Zone 12. These conditions arr
City Administrative Facilities
No special conditions.
Library
No special conditions.
Wastewater Treatment Capacity
The following action shall be pursued jointly by each sewer district to ensure adec wastewater treatment capacity through the year 2000:
1. Monitor Encina treatment plant flows on a monthly basis to determine a flow rates and to have an early warning of capacity problems.
Pa&
1. The property owners of Zone 12 shall comply with the existing parks agree1
between the City of Carlsbad and Fieldstone/La Costa Associates, dated M 3, 1988, and any amendments thereto. Currently, this agreement contain! following provisions:
a. The secured dedication by Fieldstone/La Costa Associates of 35.0 i of Alga Norte Park at a location to be determined acceptable to City, including acceptable access to the park site subject to the appr of the City Engineer.
Provide a letter of credit or some other secured financing accept
to the City in the amount of $2,435,000 guaranteeing the construc of 19.48 acres of park land, from a financial institution and upon tc and conditions acceptable to the Finance Director and City AttoI at the time this agreement is executed.
b.
12
0
c.
do
Provide for the operating expenses for the park.
The Parks Agreement must be consistent with the requirements I
City's Growth Management Program.
If any reimbursements and/or park-in-lieu fee credits are to be i the Parks Agreement shall provide a mechanism to do so.
At any time the parks performance standard is not complied with within District 4, no further residential development will be allowed in Park D
4 or Zone 12.
e.
2.
Drainas
A. All future development within Zone 12 shall be required to construct any f Zone 12 storm drain facilities identified in the current Drainage Master and the revised Master Drainage Plan as determined by the City En@ Any facilities necessary to accommodate future development must be finan
guaranteed prior to the recordation of a final map, issuance of a gradi
building permit, whichever occurs first for any development requiring f
storm drain facilities in Zone 12.
Prior to the recordation of the first final map, issuance of a grading pern building permit, whichever occurs first for any specific development u
Zone 12, the developers of that project are required to:
1. Pay the required drainage area fees established in the current M
Drainage Plan and;
Enter into an agreement to pay any drainage area fees establishc
the forthcoming revised Master Drainage Plan.
B.
2.
C. Prior to the recordation of any final map within Zone 12, a comprehe
hydraulic study shall be completed to the satisfaction of the City Engi
This study shall include an analysis of the Encinitas Creek drainage basin Zone 11 all the way to Batiquitos Lagoon. The hydrologic analysis
propose alternate forms of mitigating peak storm runoff flows to inch possible flood attenuation action plan for the entire Encinitas Creek drai basin. If the subsequent study identifies existing major storm drain fad
that currently fall below the performance standard, a financing program be approved mitigating any deficient facility.
13
e e
D. WATERSHEDA
1. Prior to the recordation of the first final map, issuance of grading pl or building permit, whichever occurs first, within Watershed A of :
12, the developers are required to financially guarantee the desigr construction of the following storm drain facilities:
a. A 48" storm drain facility carrying water past a proposed crossing in the north central portion of Zone 12.
A 54" storm drain carrying water past a proposed road cro: north of the riparian area in Zone 12.
A detention/desiltation facility north of Calle Barcelona b
western portion of the zone.
A double barrel 42" storm drain facility canying water fron detention/desiltation facility to the northeast comer of (
Barcelona and El Camino Real.
A double 6 by 5 foot box culvert extension of the existing culvert which currently carries water to the west side o
Camino Real.
A 30 storm drain facility carrying water across Calle Barce in the western portion of the zone.
A 30" storm drain facility carrying water across Calle Barce
in central portion of zone.
h. A 30" storm drain facility connecting to the 48 storm drain facilit
b.
c.
d.
e.
f.
g.
the north central portion of Zone 12,
i. A 30" storm drain facility in the northwestern portion of Zone
E. WATERSHEDB
No special conditions.
F. WATERSHEDC
1. Prior to the recordation of the first final map, issuance of a grad permit or building permit, whichever occurs first within Watershed (
Zone 12, the developers shall financially guarantee the design I
construction of the following drainage facilities:
14
0 0
a. A proposed 36 storm drain carrying water from Santa Fe 1 through La Costa SW I to Olivenhain Road.
A 30" storm drain facility along the alignment of Calle Barcl Canying water across Rancho Santa Fe Road.
b.
Circulation
The proposed mitigation is divided into the categories established under the ph
portion of this section. It should be understood that all cost estimates present this plan are preliminary in nature and will need further refinement as the a scope of work, utility needs and right-of-way dedications are determined.
A. An on-going monitoring program shall be established to evaluate the as of improvements, development, and demand on circulation facilities, required timing of improvements is based upon the projected deman development in the zone and the surrounding region. This timing ma
modified without amendment to this plan, however, any deletions or addi to the improvements will require amending this local plan.
Prior to recordation of the Arroyo La Costa Phase 11 final map, the devel
shall prepare a traffic study to evaluate future traffic conditions with without Leucadia Boulevard. The developers of Zone 12 will be require implement any mitigation required by the future study to the satisfaction o
City Engineer.
Prior to recordation of the first final map, issuance of grading perm building permit, whichever occurs first, within Zone 12, a compreher financing program guaranteeing construction of the following circulz improvements shall be approved:
1. IMPROVEMENTS NEEDED NOW
a. Rancho Santa Fe Road
B.
C.
Three road segments from Melrose Avenue North to La C Avenue shall be constructed to include the folio\ improvements:
1. Complete grading of Rancho Santa Fe Road to ultin
right-of-way width to prime 'arterial standards;
Construction of four through lanes, two in each direc including a fully landscaped median; 2.
15
0 0
3.
Completion Date - 1990
Intersection signalization as required to meet t warrants by the City Engineer.
b. Olivenhain Road
Olivenhain Road between El Camino Real ad Rancho Sa
Road shall be constructed to include the following:
1.
2.
3.
Complete grading for four lane interim improveme:
Construction of interim four lanes;
Intersection improvements at El Camino Real/Oliven
intersection.
Completion Date - 1990
2. IMPROVEMENTS NEEDED BY 1991
a. El Camino Real/Calle Barcelona
Improvements to the intersection of El Camin0 Real and <
Barcelona.
Completion Date - 1991
3. IMPROVEMENTS NEEDED BY 1993
a. Costa Avenue
La Costa Avenue between El Camino Real and 1-5 northbo on-ramps shall be constructed to include the following:
1. Complete grading to ultimate right-of-way width to m
arterial standards;
Construction of one additional through travel lane in e
direction;
Completion Datg - 1993
2.
16
0 0
4. IMPROVEMENTS NEEDED BY 1995 e a. Rancho Santa Fe Road
Rancho Santa Fe Road from Melrose Avenue North to Cam
de 10s Coches shall be constructed to include the following:
1. Construction of six through travel lanes, three lanes
each direction, to full prime arterial standards;
Completion Date - 1995
b. Olivenhain Road
Olivenhain Road from El Camino Real to Rancho Santa Fe Roi shall be constructed to include the following:
1. Construction of six through travel lanes, three in ea1
direction to full prime arterial standards;
Improvement of the Olivenhain Road intersections wi El Camino Real and Rancho Santa Fe Road.
2.
Completion Date - 1995
C. Calle Barcelona
m
Calle Barcelona from El Camino Real to Rancho Santa Fe Roa
shall be constructed to include the following:
1. Complete grading to ultimate right-of-way width;
2. Construction of two through travel lanes in each directior
This requirement is needed concurrent Phase It of the Arroyo L;
Costa project in Zone 12. For purposes of this analysis, it i assumed to in place prior to 1994 (Zone 12 Build Out).
Completion Date - 1995
17 0
w e
2. Construction of one additional through travel lane in each directior
0 Completion Date - 1993
Estimated Cost - $S,000,OOO
4. IMPROVEMENTS NEEDED BY 1995
a. Rancho Santa Fe Road
Rancho Santa Fe Road from Melrose Avenue North to Camino de 10s Coche!
shall be constructed to include the following:
1. Construction of six through travel lanes, three in each direction, to full prime arterial standards;
Comuletion Date - 1995
Estimated Cost - $42,000,000
b. Olivenhain Road
Olivenhain Road from El Camino Real to Rancho Santa Fe Road shall be constructed to include the following:
1. Construction of six through travel lanes, three in each direction to full
prime arterial standards;
Improvement of the Olivenhain Road intersections with El Camino
Real and Rancho Santa Fe Road,
0
2.
Completion Date - 1995
Estimated Cost - $8,700,000
C. Calle Barcelona
Calle Barcelona from El Camino Real to Rancho Santa Fe Road shall be
constructed to include the following:
1.
2.
This requirement is needed concurrent Phase II of the Arroyo La Costa project in Zone 12. For purposes of this analysis, it is assumed to in place prior to 1994 (Zone 12 Build Out).
Complete grading to ultimate right-of-way width;
Construction of two through travel lanes in each direction;
e
128
e 0
ODen %ace
A. All future development within this zone shall be required to show hc contributes to meeting the open Space performance standard and tha
development does not preclude the provision of performance standard
space at build out of Zone 12.
Open space compliance will be monitored annually and as individual prc are reviewed within this zone.
Prior to the approval of any development within this zone, the Pla Director shall be required to find that the development does not preclud provision of performance standard open space at build out of Zone 12.
B.
C.
Schools
Encinitas Union Elementary School District:
No special conditions.
San Dieguito High School District:
No special conditions.
Sewer District
A. All development within Zone 12 shall pay the required sewer connectioE to the Leucadia County Water District.
B. Sewer Basin A
1. Prior to the recordation of the first final map, issuance of a grac
permit or building permit, whichever occurs first, for any developn in Sewer Basin A, a financing mechanism guaranteeing the construc of the following sewer facilities shall be provided to the satisfactio
the Leucadia County Water District:
a. the proposed 10-inch sewer line within Calle Barcelona mus installed;
The improvements recommended by the LCWD Planning St
will continue to be made by LCWD to maintain conformance I
the adopted performance standard;
b.
19
m 0
C. Sewer Basin B
1. Prior to the recordation of the first final map, issuance of a gr' pennit or building permit, whichever occurs first, for any develop in Sewer Basin B, a financing mechanism guaranteeing the CO~SQU
of the following sewer facilities shall be provided to the satisfacti the Leucadia County Water District:
a. The improvements recommended by the LCWD Planning : will continue to be made by the LCWD to maintain conform with the adopted performance standard.
Water Distria ,
A. Water Service Area A
1. Water facilities shall be provided at the time of development to
satisfaction of OMWD. The water district may require improveme outside of Water Service Boundaries if deemed necessary to se development.
All development within Water Service Area A shall pay the appropri.
water fees established by OMWD.
2.
B. Water Service Area B
1. Water Facilities shall be provided concurrent with development to i satisfaction of Om. A portion of the existing 12" water line
Calle Barcelona shall be removed and an extension/connection ma to the 12" main in the new alignment of Calle Barcelona as well as
extension and connection to the 16" main in El Camino Real and t 12 inch line in Rancho Santa Fe Road, as required by OMWD.
All development within Water Service Area B shall pay the approprii
water fees established by OMWD. 2.
C. Water Service Area C
1. Water Facilities shall be provided concurrent with development to t
satisfaction of OMWD.
The existing 14" water line in the northwesterly portion on Zone '
shall be removed and replaced with a 16" water line in Levan
Street/Anillo Way with a connection at the La Costa pressure reducii station and at the 16" main in El Camino Real.
2.
20
-i a e
3. All development within Water Service Area C shall pay the appropi fees established by the OW.
21
-,
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
I?
18
19
20
21
22
23
24
25
26
27
28
W 0
PLANNING COMMISSION RESOLUTION NO. 3040
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF
THE LOCAL FACILITIES MANAGEMENT PLAN AMENDMENT FOR
ZONE 12 ON PROPERTY GENERALLY LOCATED SOUTH OF
LEVANTE STREET, EAST OF EL CAMINO REAL, NORTH OF THE
CITY OF ENCINITAS, AND WEST OF RANCHO SANTA FE ROAD.
APPLICANT: HOFMAN PLANNING ASSOCIATES
CASE NO.: LOCAL FACILITIES MANAGEMENT PLAN AMENDMENT- Z(
WHEREAS, a verified application has been filed with the City of Carlsbad and I
to the Planning Commission, and
WHEREAS, the City Council passed Resolution No. 8797 adopting the 1986 C;
Facilities and Improvements Plan establishing facility zones and performance standa
public facilities, and
WHEREAS, the City Council adopted Ordinance No. 9808 requiring the processi
Local Facilities Management Plan, and
WHEREAS, the City Council adopted Ordinance No. 8110 and 9829 hplen
Proposition E approved on November 4, 1986 by the citizens of Carlsbad, and
WHEREAS, the Planning Commission did, on the 16th day of May, 1990, the 6th
June, 1990, and on the 20th of June, 1990, hold a duly noticed public hearing as prescn
law to consider said request; and
WHEREAS, at said public hearing, upon hearing and considering all testimoi
arguments, if any, of all persons desiring to be heard, said Commission considered all
relating to the Local Facilities Management Plan Amendment for Zone 12.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission as fc
That the above recitations are true and correct. A)
B) That based on the evidence presented at the public hearing, the Corn
recommends APPROVAL of Local Facilities Management Plan - Zone 12 as am
based on the following findings and subject to the following condition:
I4
-.
I
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
m
Findings:
1) That the Local Facilities Management Plan for Zone 12 as amended is consister
the Land Use Element, the Public Facilities Element, and the other Elements COI;
in Carlsbad’s General Plan.
That the Local Facilities Management Plan for Zone 12 as amended is consisten
Section 21.90 of the Carlsbad Municipal Code (Growth Management), as amenc
Ordinance No. 8110 and Ordinance No. 9829 and with the adopted 1986 Cii
Facilities and Improvement Plan.
That the Local Facilities Management Plan for Zone 12 as amended and the conc
contained therein will promote the public safety and welfare by ensuring that
facilities will be provided in conformance with the adopted performance standar
The Local Facilities Management Plan for Zone 12 as amended will control the
and locations of growth by tying the pace of development to the provision of
facilities and improvements.
The Local Facilities Management Plan for Zone 12 as amended will ensure
facilities
standards prior to development occurring.
2)
3)
4)
5) and services are available in conformance with the adopted perfon
Condition
1) Approval is granted for Local Facilities Management Plan - Zone 12 as amended I
1990, incorporated herein by reference.
contained in the Plan titled Local Facilities Management Plan Zone 12, dated M
...
...
...
...
*..
.**
..-
...
PC RES0 NO. 3040 -2-
-A
1
2
3
4
5
6
7
8
10
9
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
W 0
PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Corn
of the City of Carlsbad, California, held on the 20th day of June, 1990, by the followir
to wit:
AYES:
NOES:
ABSENT: Commissioner Erwin.
ABSTAIN: None.
Chairperson Schramm, Commissioners: Schlehuber , Holmes,
Marcus, McFadden & Hall.
None.
jd!hwu /4 L !2 3-
SHARON SCHRAMM, Chairperson
CARLSBAD PLANNING COMMISSION
ATI'EST:
MICHAEL J. HaZMhdER
PLANNING DIRECTOR
I i
PC RES0 NO. 3040 -3-
:
1.
COMMISSIONERS June 20, 1990 PLANNING COMMISSION Page 9
Yotion,
planning process. the report findings regarding acquisition costs and she
shares many of the other concerns voiced by the Parks &
Recreation Cnmmission. She would like staff to present the
Council with alternative actions with regard to including
trails in the general plan.
Motion was duly made, seconded, and carried recommending Hall
the City Council (a) accept the report on the Trails Ho lmes I
Feasibility Study; (b) direct staff to include a Marcus
comprehensive trail program in the forthcoming Open Space
and Management Plan; and (c) direct staff to prepare the
draft general plan Open Space and Parks & Recreation
elements with and without the trail system. Further, that
the City Council be advised that the Planning Commission
shares the concerns of the Parks & Recreation Commission
regarding acquisition costs.
RECESS
The Planning Commission recessed at 7:15 p.m. and reconvened
She feels that the report is excellent and that it
Commissioner McFadden doesn't agree with
needs to be approved soon in order to begin the necessary
YcFadden
Schlehuber
Schramm
at 7:25 p.m.
CONTINUED PUBLIC HEARINGS:
6) LFMP 12-LOCAL FACILITIES MANAGEMENT PW AME"T FOR ZONE 12 - Request for approval of an amendment to Local
Facilities Management Plan for Zone 12, analyzing
requested land use changes.
Brian Hunter, Senior Planner, Growth Management, reviewed the
background of the request and stated that Zone 12 is located
in the southeast quadrant of the city adjacent to the
northern edge of the City of Encinitas and currently contains 589 dwelling units.
amendment to the Local Facilities Management Plan for Zone 12
which was originally approved February 23, 1988. After the
City Council approved a transfer to Zone 11 of 179 dwelling
units, the buildout total for Zone 12 was 1.888 units. The
Arroyo La Costa project, approved earlier tonight, changes
the projected buildout for Zone 12 to 1,734 dwelling units.
Schools
This plan being presented is an
Mr. Hunter stated that during the Arroyo La Costa public
hearing, a citizen comment was made regarding the elementary
schools in that area. Subsequent to that comment, a letter
was received from Donald Lindstrom, Superintendent of the
Encinitas Union School District, which states that they plan
to open a school in the Olivenhain area for the 1992-93
school year. Therefore. tha school scheduled for Arroyo La
Costa will not need to be in place before 1996.
Steve Jantz, Associate Civil Engineer, spoke on Drainage,
Circulation, and Water.
Drainage
The original Zone 12 plan was conditioned to provide a
detailed hydrology study to look at the capacity and workings
of the Encinitas Creek adjacent to the Zone 12 boundary.
That report studied areas within Carlsbad as well as
Encinitas. San Marcos, and the unincorporated areas east of
Carlsbad and identified possible flooding along the Encinitas
Creek. The proposed mitigation was extensive, expensive, and
dealt with upsizing the existing drainage structures located
1
I
Page 10 COMMISSIONERS June 20, 1990 PLANNING COMMISSION
underneath the circulation facilities. However, the
hydrology study did not look at drainage alternatives which could include an attenuation action plan along the creek basin to Zones 12. 23, and 11. Therefore, this plan
amendment is conditioned to continue the drainage study and
look at alternative forms of mitigation to reduce the peak
storm watgr flows along the creek basin and then determine
what major facilities may need to be upgraded.
If the hydrology study indicates that, with some attenuation,
the existing drainage structures would be adequate to handle
the storm drain, no major drainage facilities would be
required at this time. However, future development within
this zone and Zone 11 would be required to implement the
action plan so the facilities would continue to meet the
performance standard.
This plan is also conditioned to provide for a future hydrology study and a financing program to guarantee
construction of all onsite drainage facilities included in
the Arroyo La Costa Master Plan.
Circulation
Within the first phase of development, the following road
segments must be widened to four lanes plus a fully
landscaped median:
* Olivenhain Road, from El Camino Real to Rancho Santa Fe
* Rancho Santa Fe Road, from La Costa Avenue north to
Road; and
Melrose Drive.
As development occurs, within five years: - Construction of Calle Barcelona, from El Camino Real to
* Widening of La Costa Avenue, from EL Camino Real to
Rancho Santa Fe Road; and
Interstate 5.
After 1995, to buildout, widening to full prime arterial
status: - El Camino Real, from La Costa Avenue to Olivenhain Road;
* Olivenhain Road, from El Camino Real to Rancho Santa Fe
* Rancho Santa Fe Road to Melrose Drive
The plan has also been conditioned for a future circulation
study prior to the recordation of the first final map in
Phase 11.
Water
Zone 12 is located within the Olivenhain Water District
(OW). Mr. Frank Fontenasi, General Service Director of Om,
has indicated that water storage facilities are currently
adequate to meet the performance standard.
facilities are being added at OWD which will ensure
compliance through buildout.
Brian Hunter, Senior Planner, Growth Management, concluded
Road; and
Additional
the presentation by scating that the. zone plan requires a
financing plan, acceptable to the City, to be adopted prior to the approval of a final map or issuance of grading or
building permits. It is anticipated that the financing plan
will be coming forward in the near future. Therefore, since
the zone plan is fully in compliance with Proposition E and
,t
1
COMMISSIONERS 2 June 20, 1990 PLk'lNING COMMISSION Page 11
all applicable requirements of the growth management plan, staff recommends approval.
Commissioner HcFadden inquired about the proposed alignment
and intersection of Olivenhain Road and El Camino Real which
that staff has had some preliminary discussions with the City
of Encinitas regarding this intersection. An interim
alignment is being proposed pending final action between the two cities,
Commissioner Hall inquired if Rancho Santa Fe Road would be
realigned at the time it is widened to Helrose Drive. Xr.
Jantz replied that an alignment study is in progress which
must be completed in order to complete the financing plan.
No definite alignment decisions have been made at this time.
Todd Fagen. Weston Pringle & Associates, 680 Langsdorf Drive,
Fullerton, traffic consultant for the applicant, addressed
the Commission and stated that an adopted study has
recornended that the alignment follow the truck route then
realign with the existing Rancho Santa Fe Road near La Costa
Meadows Road.
Chairman Schramm opened the public testimony and issued the
invitation to speak.
Doug Avis, Fieldstone Company, 6670 El Camino Real, Carlsbad,
addressed the Comission and stated that Fieldstone is the
major property owner in Zone 12. He introduced Lisa Thomas
of Hofman Planning Associates and Dr. Howard Cheng of San
Diego State, their hydrologist, who will be performing
zone plan for Zone 12, as well as the amendment, must
mitigate existing subdivisions of Rancho Ponderosa, Santa Fe
Ridge, and Arroyo La Costa. The traffic situation has been
studied at least three times and the results are included in
the Zone 12 plan amendment. One of the traffic proposals was
the interim alignment of Olivenhain Road, pending some
cooperative effort between Carlsbad and Encinitas. He
concluded by saying that he is reasonably sure Rancho Santa
Fe Road will be moved to the easterly alignment.
Morton August, Director of Public Works, City of Encinitas.
527 Encinitas Boulevard, addressed the Commission and stated
that he wished to clarify some of the issues involving the
City of Encinitas. He stated that:
* The Leucadia Boulevard extension is shown on the
is shared by bpth Carisbad and Encinitas, Mr, Jantz replied
A final alignment would be needed by 1995.
various hydrology studies. Mr. Avis stated that the original
Encinitas General Plan as a two lane road connecting
Olivenhain Road and Interstate 5, and will be upgraded to a four lane road as traffic dictates. Timing is
predicated on the development of the Ecke holdings but,
due to the Williamson Act, no date has yet been
established.
* Lloyd Hubbs, Carlsbad's City Engineer, has approached the Encinitas City Council regarding the alignment of
Olivenhain Road east of El Camino Real. Encinitas has
agreed to participate in a joint planning effort and EIR
for the interim and final alignment of this segment.
However, a previous study found the southeast corner of
Olivenhain Road and El Camino Real to be severely constrained and some doubt exists as to whether or not
Olivenhain Road can be straightened. The entire road
may need to be relocated north in order to straighten
it.
June 20, 1990 PLANNING COMMISSION Page 12
* The City of Encinitas has no plans for Melrose. SANDAG
is currently studying transportation alternatives from Highway 805 north to Palomar Airport Road. This study
recommends a NeLrose connection to Highway 680 at Del Dios Highway but the advisory committee is recornending
deletion of this connection due to the serious impacts
it would have on the surrounding area.
In response to various questions by Commissioners. Mr. August
replied that:
* Lloyd Hubbs and Robert Johnson are Carlsbad's
representatives on the SANDAC Advisory Committee.
Realignment of the Olivenhain intersection would depend
on EIR constraints which may be identified since there
is a habitat problem.
*
* Discussion on changes to the intersection would also
need to include the County since it is located in their
jurisdiction.
The Encinitas City Council has determined that Rancho
Santa Fe Road (in Encinitas) need only be an augmented local road, i.e. two Lanes with a median and turn Lanes.
*
1
There being no other persons desiring to address the
Commission on this topic, Chairman Schrm declared the
public testimony closed and opened the item for discussion
among the Commission members.
Motion was duly made, seconded, and carried to adopt
Management Plan for Zone 12 as amended.
1 Resolution No. 3040 recommending approval of Local Facilities
Commissioner Hall reiterated his previous statement, that
streets joining communities should not be gated or blocked in
any way.
Commissioner Schlehuber requested that items 8) through 11)
be continued to the next meeting. Gary Wayne, Assistant
Planning Director, advised that all projects have processed
extensions and there are no time deadlines which would
prohibit continuing these items.
However, Rohit R. Saraiya, 3021 Del Rey Avenue, Catlsbad,
applicant for La Coruna (item 8) addressed the Commission and
stated that he would like to hold off continuing La Coruna until closer to 10 p.m. to see if there is time to hear it.
9) CT 89-30/PUD 69-14 - MASADER I - Request for approval of
a 14 unit condominium Tentative Tract Map and Planned
Unit Development on 1.28 acres of land in the
Residential Density, Multiple Zone and Local Facilities
Management Zone 6 located south of Alga Road and west of
Santa Isabel Street.
CT 69-illPUD 89-15 - MASADER I1 - Request for approval
of a 6 unit Condominium Tentative Tract Map and Planned
Unit Development on .55 acres of land in the Residential
Density - Multiple Zone and Local Facilities Management
Zone 6 located south of Alta Road and west of Santa
Isabel Street.
10)
COMMISSIONERS
Hall
Holmes
Marcus
McFaddc
Schlehi
Schram
PUBLIC HEARINGS - continued
10. AB 110.480 - LOCAL FACILITIES MANAGEMENT PLAN FOR ZONE - 19. (Continued)
RESOLUTION NO. 90-24, Approving A Local Facilities Management Plan For Local Facilities Management Zone 14.
11. AB 110.481 - COUNCIL mLIcy REGARDING ALLOCATION OF EXCESS DWELLING UNITS.
Council modified the policy to include wording in the Lewis policy that states that it is subject to all provisions of the Growth Management Ordinance; and wording that Larson xx denotes that projects eligible for consideration are listed in priority order; and adopted the following Resolution:
Kulchin
Mamaux Pet t i ne
RESOLUTION NO. 90-25, Approving A City Council Policy To Establish Guide1 ines For The Allocation Of "Excess" Dwelling Units.
Council changed the word from "acceptable" to Lewis
Pol icy. Larson xx "desir\ble" in the first paragraph under Statement of Kulchin
Mamaux Pe tt i ne
Council Member Pettine stated he wanted the minutes to reflect that the word desireable puts the City in a more legally defensible position.
12. AB X10.451 - ADOPTION OF 1988 UNIFORM BUILDING CODE.
Mayor Lewis opened the duly Noticed Public Hearing at 7:OO p.m. Since no one wished to address the Council on the item, the hearing was closed.
Council adopted the following Ordinance: Lewis
ORDINANCE NO. NS-105, Amending Title 18 By The
Uniform Building Code (1988 Edition) And The Uniform
Kul ch i n
Mamaux Pettine
Larson Amendment of Chapter 18.04, To Adopt By Reference The
Building Code Standards (1988 Edition).
UNIFORM MECHANICAL CODE, AND UNIFORM PLUMBING CODE.
Mayor Lewis opened the duly Noticed Public Hearing at 7:Ol p.m. Since no one wished to address the Council on the item, the hearing was closed.
13. AB 110,452 - AWPTION OF THE 1988 EDITIONS OF THE
Council adopted the following Ordinances: (one motion) Lewis
ORDINANCE NO. NS-106, Amending Title 18, Chapter 18.04, By the Amendment Of Section 18.08.010 Of The Carlsbad Municipal Code To Adopt By Reference The Uniform Pettine Mechanical Code (1988 Edition).
ORDINANCE NO. NS-107, Amending Title 18, Chapter 18.16, By The Amendment Of Section 18.16.010 Of The Carlsbad Municipal Code To Adopt By Reference The Uniform Plumbing Code (1988 Edition).
Kulchin Larson Mamaux
X
X
X
X
X X
X X
X
X
xx
X
X
X
X
X xx
X
4 . k m THE w ---
u* VILAGES OF
1 . 4. LACOSTA
/
August 7, 1990
Mr. Ray Patchett
City Manager 1241 Elm Avenue
Carlsbad, California 92008
RE: August 7, 1990, City Council Meeting - Request to continue
Agenda item 18 / Amendment to Public Facilities Plan Zone 12,
Dear Mr. Patchett:
Please accept this letter as our request to continue the above mentioned matter. At our July 31, 1990, public hearing on related matters, a new condition was offered by the City Council which
would affect Zone 12.
We would like a little additional time to work through this
condition with your staff, and our lender. If possible, we would
ask that the matter be continued to the next available City Council
date.
Thank you for your consideration of this matter.
Sincerely, .
DMA/lh C.C. M. Orenyak P6 OUG AVIS
PO Box 9000 266 * Carlsbad California 92009 - (619) 931 8-4’ * F.4X (619) 931 1946
i Cornmunit] Br The Fieldstone Cornpant
ROI 181/EIR 86-2
APPLICANT: ARROYO LA COSTA
PUBLISH DATES:
CARLSBAD JOURNAL: MAY 3, 1990
BLADE CITIZEN - LA COSTA EDITION: MAY 4, 1990
ClTY OF CARLSBAD
PLANNING COMMISSION
I
LOCATION MAP
L..-
(LA costapesort
ARROYO LA COSTA
EIR 86-2 CT 88-3 SDP 8!
GPAILU 88-1 HDP 88-8 LFMP l
zc 88-3 SUP 89-3 ROI le
MP 88-1
MP 149(0) PUD 88-4 SUP 9(
0 e
I
March 26, 1990
TO: DEE LANDERS
FROM: Finance Director
FISCAL IMPACT ANALYSIS - ZONE 12/ARROYO LA COSTA
I have reviewed the fiscal impact analysis for the above referenced project have a few comments to pass along to you andjor the Planning Commission. I fu endorse the process of reviewing the long range fiscal impact of major proje prior to their approval and development.
a Sales Tax Revenue: Although P&D Temnologies has made an effort
provide a reasonable analysis of the effects of development, there
many assumptions and generalizations that must be understood if
analysis is to be meaningful. For example, on the revenue side of
analysis, sales tax revenue is shown as a major benefit to the Ci
More than $175,000 in additional sales taxes will be received as a res
of this development. This calculation is based on a series
assumptions that we are asked to accept on the basis of reasonablene
The receipt of sales tax revenue depends solely on the spending patte of the residents. There is no guarantee that the residents of the Costa area will choose to make a large portion of their taxable purcha
within the City limits. The study assumes that each family will sp $16,300 per year on taxable items within Carlsbad. Although we
assume that some portion of the family spending pattern will incl
Carlsbad merchants, we cannot accurately predict this on the basis
the level on analysis included in this study.
The projected sales tax revenue included in this study must be conside
a "soft" number rather than a guaranteed revenue.
a Fees for Service: The report correctly states that the City makes effort to recover the cost of certain services through fees. The system should, in concept, recover 100% of the cost of provid development related services. However, the City's fees system fa short of full cost recovery. In fact, the general fund provide varying degree of support for engineering, planning and building rela
services. The support varies depending on the particular serv
involved. The exact amount of General Fund subsidiary cannot predicted from the information included in the report.
My c%?mments are listed below:
0 ExDenditures: The range of services provided by the City do not 1
themselves to analysis using averages. Demands placed on the C
Manager's office will be very different from those placed on the Pol
Department or Parks and Recreation when development occurs in the
Costa area. The report attempts to simplify the analysis due to
-r 0 0
difficulty of preparing the in depth type of report necessary to proper
measure these specific differences. Although we would like to advoci that a fiscal impact analysis should consider all of the variiables wt dealing with expenditures, the time and cost of preparing a study of tt depth is prohibitive. The best we can do at this time is to be awl
of the weaknesses in abbreviated studies and take this into considerat
when making decisions.
The P&D report states that the fiscal impact of the development of the Arrc La Costa area will have a net zero fiscal impact on the City of Carlsbad. Th however, should be taken only as an approximation and not an absolute. weaknesses in the revenue and expenditure analysis leave a wide margin for er in the analysis. Sales tax revenue, fees, cost of providing development rela services, different demands placed on various departments all play a role blurring the economic picture presented in the report.
The range of possible impacts is actually rathcr wide. With the uncertainty the capture of sales tax revenue alone the variance could be as much as $100, or more in either direction.
Although we believe that the analysis, as presented by P&D Technologies, i reasonable effort to determine the fiscal impacts of development, any report this type should be accepted only with the knowledge that it is based on a h
sense of reasonableness rather than fact or defensible research. Although staff recommends that the Planning Commission accept the report, this is d with the caveat that the report must be seen by the Commission as approximation as opposed to an exact calculation of the fiscal impacts of t project .
/
range of assumptions. Many of these assumptions must be accepted based o
q(gy L/
JAMES F. ELLIOTT i 0 JFE: tlg
0 0
FIRMS AND INDIVIDUALS
RESPONSIBLE FOR THE PREPARATION
OF THIS STUDY
FIELDSTONE/LA COSTA ASSOCIATES
P.O. BOX 9000-266
Carlsbad, CA 92009
(619) 931-8747
Ruth Besecker
CONSULTANT :
P&D TECHNOLOGIES
401 West A Street, Suite 2500
San Diego, CA 92101
(619) 232-4466
Jun Onaka, Ph.D.
i
0 e
FISCAL IMPACT STUDY OF PROPOSED
AMENDMENTS TO ZONE 12 LFM PLAN
AND ARROYO LA COSTA MASTER PLAN
February 16, 1990
Submitted by:
Fieldstone/La Costa Associates
P.0. BOX 9000-266
Carlsbad, California 92009
Prepared by:
P&D Technologies, Inc.
401 West A Street, Suite 2500
San Diego, California 92101
(10124 00)
0 0
CONTENTS
1.0 INTRODUCTION AND SUMMARY 1
1.1 Purpose.. . . . . . . . . . . . . . . . . . . . . 1
1.2 Methodology . . . . . . . . . . . . . . . . . . . . 1
1.3 Summary of Conclusions, * , * b , * . . . . . . . . 1
2.0 PROJECT DESCRIPTION 1
2.1 Proposed Project. . . . . . . . . . . . . . . . . . 2
2.2 City of Carlsbad. . . . . . . . . . . . . . . . . . 2
3.0 ESTIMATED IMPACTS TO GENERAL FUND OPERATING
BUDGET 3
3.1 Revenues. . . . . . . . . . . . . . . . . . . . . . 3
3.2 Expenditures. . . . . . . . . . . . . . . . . . . . 3
4,O ESTIMATED IMPACTS TO CAPITAL BUDGET 4
5.0 REFERENCES E -
ii
0 0
LIST OF TABLES
1-1 Summary of General Fund Revenues and Expenditures
Due to Project ..................... 1
2-1 Assessor Parcels Included in the Project Area. ..... 2
2-2 Proposed Land Use Program. ............... 2
2-3 Population and Land Use Data .............. 2
3-1 City of Carlsbad General Fund Revenues, FY 1988-89
Actual, by Potential Impact. * * * @ * . * a * * * * @ * 3
Street Lighting and Landscaping District No.1--
Assessments for Street Tree and Median Maintenance. .. -3
Actual, by Potential Impact. .............. 3-
New Development in LPM Zone 12. ............ .4
3-2
3-3 City of Carlsbad General Fund Expenditures, FY 1988-89
4-1 Estimated Development Fees Payable By
LIST OF FIGURES
2-1 General Plan Designations. ............... 2
iii
0 0
1.0 INTRODUCTION AND SUMMARY
1.1 PURPOSE
This Fiscal Impact Study (FIS) has been prepared for the city c
carlsbad to satisfy the general information requirements relate
with the proposed 1989 amendments to the Local Facilitie
Management (LFM) Plan for Zone 12, and to the Arroyo La Cost
Master Plan. Other discretionary actions associated with tl-
pro] ect require a General Plan amendment, zone change, tentat it
tract map, planned development and hillside development permit5
and an environmental impact report. This Study estimates th
impacts of future development in LFM Zone 12, as envisioned in th
amended LFM Plan and Master Plan pertaining to the City o
Carlsbad's municipal finance.
The project proponent is Fieldstone/La Costa Associates, owner c
477 acres, or 99% of vacant land, in LFM Zone 12. (The othe
owner is Northwestern Pacific Railroad Company--5 acres.) Thi
Study has been prepared for Fieldstone/La Costa Associates by P&
Technologies, Inc., 401 West A Street, San Diego, CA 92101.
1.2 METHODOLOGY
Types of Revenues and Emenditures
In general, a development project will impact the local jurisdic.
tion's municipal finance in the following ways:
(1) General Fund revenues and expenditures
(a) Which are generated or supported by fees anc
charges for services, or
1-1
0 e
(b) Other revenues and expenditures
Special Fund revenues and expenditures
(a)
(2)
which are independent of the General Fund
(including Enterprise Funds), or
expenditures in the General Fund
(b) Which are used to increase revenues or offst
(3) Capital Fund revenues and expenditures
By City policy, revenues and expenditures in categories (1.a) ai
(2.a) above are partially self-funding. For example, Planning ai
Engineering Fees for processing of development approvals cover pa:
of the City's costs for those services. This Study takes accoui
of this fact by:
(1) Excluding Enterprise Funds from the analysis, and
(2) Subtracting fees and charges for services from bot
General Fund revenues and expenditures.
Among Special Funds, those which could impact the General Fund ai
the State subvention from Gas Tax (Motor Vehicle Fuel License Taa
revenues and the recently formed Lighting and Landscape Maintenanc
District.
Impacts on the Capital Fund are examined in a separate document
called Facilities Financing Plan for LFM Zones 11 and 12, prepare
and submitted to the City under the Growth Management Program. (Se
Section 4.0 of this Study.)
In summary, the focus of this Study is limited to General Fun
revenues and expenditures, net of fees and charges for senrice
augmented by revenues from the Gas Tax Fund, and the Lighting an
Landscape Maintenance District.
1-2
0 0
Definition of Costs
This Study analyzes averaqe costs, based on actual revenues a
expenditures of the City for Fiscal Year (FY) 1988-89. When
significant capacity constraints are foreseen, or when capaci,
(capital) improvements are funded separately, the average COI
analysis is more conservative than the marginal cost analys
because the revenues generated by the proposed new developrze
must cover not merely the marginal cost of additional services b
also a pro rata share of fixed costs such as general governmen
maintenance of buildings and grounds, and other Citywide service:
Equivalent Dwellins Units
Some municipal services benefit primarily the resident populatil
of the City of Carlsbad. Examples are libraries, cultural ark
and parks and recreation services. Average costs of these service
are defined in terms of cost per capita.
Other services, such as general government and public safeti
benefit both the residents of the City and other developed la1
uses, including commercial, industrial, and institutional uses. :
computing average costs for the latter group of services, th:
Study relies on the concept of equivalent dwelling units (EDU)
Under this approach, it is assumed that an EDU of residential us
and an EDU of non-residential use will derive the same benefit
from services e The factor used to convert a net acre c
non-residential use to EDU is 4.1 units per gross acre. TI
derivation of this factor is discussed in Section 2.0 below.
It should be noted that while an approach based on EDUs is common1
accepted in fiscal analysis, it is an approximation, which ca
obscure differences in service demands created by different type
of non-residential land uses. In the present case, such a
approximation is justified, because the proposed project consist
almost entirely of residential uses, Non-residential uses are tk
1-3
0 e
schools and a utility site. The EDU method permits a comparisol
of average residential demand for services with averaqe no]
residential demand in the City.
1.3 SUMMARY OF CONCLUSIONS
The project area consists of approximately 482 acres of vacar
land, located in the City's LFM Zone 12. The proposed land UI
for this area consists of 1,077 units of single family detacht
residential, 43.9 gross acres of institutional uses, including l
elementary school, a junior high school, and a utilities site, a.
open spaces and streets. Based on a factor of 4.1 units per gro
acre of non-residential use, the project at buildout would a1
1,257 equivalent dwelling units to the City.
When all proposed uses are built, the project area will general
annual revenues of $973,284 and require public services (
$982,648, resulting in an operating deficit of $9,364 (see Tab:
1-1).
The above estimates of General Fund revenues and expenditures ai
based on conservative assumptions. Actual impact to General FUI
expenditures is anticipated to be less, since the proposed projec
would not increase public service costs across the board, as j
assumed for this Study. At the same time, some revenues, such 2
property taxes, are underestimated due to the conservative propert
values assumed in the Study. In summary, it is expected that tt
proposed project will have a minimal impact on the General Fur
budget of the City.
With respect to capital facilities, LFM Zone 12 shares with Zor
11 the responsibility for financing major facilities identified i
the Local Facilities Management Plans of the two zones. The
1-4
0 e
facilities are proposed to be funded through a combination of:
0 Developer construction or dedication
0 Development impact fees
o
0
Citywide Mello-Roos community facilities district
1913/15 Act assessment district and other sources
Zone 12 would contribute its prorata share of development f
revenues and Mello-Roos taxes. Zone 12's impact on the Citl
capital improvement program would be self-financing, with no r
negative or positive impact.
1-5
0 a
Table 1-1
SUKMARY OF ANNUAL GENERAL FUND REVENUES
AND EXPENDITURES DUE TO PROJECT
Inpact due
to Zone 12 __________________--____________________---------- ___________
REVENUES
Property Tax (Residential Only) 607,323
Sales Tax 175,589
Franchise Tax 18,936
Cigarette Tax 7,130
Vehicle License (In-Lieu) 87,198
Gas Tax (State Subvention) 18,426
Street Tree and Median Maintenance (a) 25,105
Total $973,284
Real Property Transfer Tax 33,577
EXPEND I TURES
General Govermnt 147,003
Public Safety 425,898
Public Works arid Maintenance 148,509
Culture, Recreation and Mon-Departmental 230,789
Other 30,449
Total $982,648 --_-_--____
NET SURPLUS (DEFICIT) ($9,364 1 __________-___--__-_------------------------------ _---------_
SOURCE: See Section 3.0 of text.
Notes:
a. Estimated nen assessments at buildout; applicable to
offset street maintenance costs. See Table 3-2.
1-6
a 0
2.0 PROJECT DESCRIPTION
2.1 PROPOSED PROJECT
The proposed project is located in the Southeastern quadrant
the City of Carlsbad, bounded by El Camino Real to the west, Ranc
Santa Fe Road to the east, (partially) Le Vante Street to t
north, and Olivenhain Road to the south. Along with two existi
neighborhoods, Rancho del Ponderosa and Santa Fe Ridge, the ar
is identified by the City as Local Facilities Management Zone 1
The project area consists of 13 assessor parcels totalling 481
acres, located in two County Tax Rate Areas, 9045 and 9079 (Tab
2-1). The proposed project would convert this area to primari
residential uses, with ancillary uses such as an elementa
school, a junior high school, a utilities site, open spaces, a
streets (Table 2-2)
A full description of the project area and the buildout land u!
program is contained in tlLocal Facilities Management Plan, 201
12--Amendmenttt and "Draft Environmental Impact Report, Arroyo :
Costa Master Plan." This section provides a supplemental discui
sion of the principal population and land use data.
Using the City's Growth Management Control Point average densitif
for General Plan land use designations, the amended LFM Pli
estimates that 1,330 housing units, composed of both detached ar
attached units, may be developed on currently vacant land in 201
12 Subsequent studies by Fieldstone/La Costa Associates (Arro]
La Costa Master Plan) indicated that, subject to site constraint:
1,077 single family detached units could be constructed. This
2-1
e 0
Table 2-1
ASSESSOR PARCELS INCLUDED IN THE PROJECT AREA
Assessor County
Parcel Gross Tax Rate
Nunber Owner Acres Area
216-320-13 Fieldstone/La Costa Assoc. 8.4 09045
255-010-09 Fieldstone/La Costa Assoc. 84.9 09079
255-010-18 Fieldstone/La Costa Assoc. 27.7 09045
255-010-19 Fieldstone/La Costa Assoc. 2.3 09045
255-030-09 Fieldstm/La Costa Assoc. 37.8 09045
255-030-10 Fieldstone/La Costa Assoc. 74.6 09079
255-030-11 Fieldstone/La Costa Assoc. 10.8 09079
255-031-24 Fieldstone/La Costa Assoc. 58.5 09045
255-031-25 Fieldstone/La Costa Assoc. 33.6 09045
132.8 09079 255-041-14 Fieldstone/La Costa Assoc.
255-023-01 Worthuest Pacific Railroad Co. 3.9 (a)
255-023-02 Northwest Pacific Railroad Co. 0.9 (a)
_--------_-- ___-___--___---__-__.-------------- __-____- ___________
255-022-01 Fieldstone/La Costa Assoc. 5.8 09079
Total 481.9 ------------ .--------_-.---_--__--------------- ____-_-_ -____-__-__
SOURCE:
a. Not currently subject to property taxation.
San Diego County Assessor's Office
2-2
- -- -- ..., --. --
2-3
0
Table 2-2
PROPOSED LAND USE PROGRAM
Gross Net
Acres Acres (a) __-___.____-___.------------------------- --------_-- _--_______-
Residential
RLM 229.9 215.0
RM 120.8 113.5
Elementary School 13.3 12.8
Junior High School 27.4 24.5
Uti 1 it ies 3.2 2.6
Open Space 87.3 0.0
Total 481.9 368.3 -.---...............--------------------- _---------- -----------
SOURCE: Local Facilities Management Plan, Zone 12--Amen&ent
a. Net of constrained areas, such as pouerline easement and
circulation.
2-4
0 0
Study is based on the lower projection of 1,077 single fami
units, which calculates a closer approximation representing t
buildout condition, rather than the estimate derived from Grow
Management Control Point average densities.
It is assumed for purposes of this study that the average size
new single family detached units built in Zone 12 is 2,500 squa
feet. (Planning studies assume a slightly higher average un
size.) Conservatively estimating the value of a new unit at $1
per square foot, the average sales price is estimated to
$300,000. (Current market values are closer to $150 per squa
foot.)
Applying an average household size of 2.471 persons per un
(consistent with assumptions of the Growth Management Program) a
assuming no vacancy, population of the project area would be 2,6
people.
The non-residential land uses which would require municip
services are an elementary school, a junior high school, and
utilities site, totalling 43.9 gross acres (amended LFM Plan).
2.2 CITY OF CARLSBAD
According to an annual study conducted by the San Diego Associati
of Governments (SANDAG) on January 1, 1989, the population of t
City was 62,030. The same study also estimated the total housii
stock in the City to be 26,492 units.
The most comprehensive land use study available for San Die(
County is that reported by SANDAG in 1986 ("Land Use Patterns
the San Diego Regionvt). According to this study, the City (
Carlsbad in 1986 contained 4,734 gross acres of residential use:
504 acres each of commercial and industrial uses, 703 acres c
2-5
0 0
transportation, communication and utilities uses, and 143 acr
of educational and institutional uses. Thus, residential a
non-residential uses requiring municipal services occupied 6,5
acres, of which 1,854 acres were non-residential.
The January 1, 1986 estimate of total housing stock was 19,4
units. The average housing density was thus 4.1 units per acre
(= 19,415/4,734). Assuming the same density of equivalent dwelli
units for non-residential uses, the City contained 34,093 EDU
(= 26,492 + 4.1 X 1,854).
Using this factor of 4.1 units per gross, non-residential acre, t
proposed project would contain 1,257 (= 1,077 + 4.1 x 43.
equivalent dwelling units.
These results are summarized in Table 2-3.
2-6
0 e
Table 2-3
POPULATION AND LAND USE DATI
City of
Carlsbad Zone 12 Percent
_---------------I*---------------.-...-.-.--.... .........._ -....-..... ._..I...I..
Population (a) 62,030 2,661 4.34:
Housing Units (b) 26,492 1,on 4.1%
Cannercial/IndustriaI/Institutional Acres (c) 1,854.0 43.9 2.4%
Equivalent Duetling Units (= Housing 34,093 1,257 3.n
Units plus 4.1 x Gross Non-Resid. Acres) (dl
Average Assessed Value Per Resid. Unit (e)
a. City population from SANDAG, January 1, ,) Population
$300,000 ________________________________________-------- _---------_ --_-__--_-- -----------
and Housing Estimates.
assuned average household sire of 2.471 persons per unit
and no vacancy rate.
from planning studies.
City data frm SANDAG. 1986 Land Use Patterns in the San
Diego Region.
office, industrial, utilities, and institutional uses is
1,854 acres.
acres, resulting in average gross density of 4.1 housing
units per acre.
Assunes 2,500 square foot units at $120 per square foot.
Zone 12 population based on
b. City housing stock from SANDAG. Zone 12 housing units
e.
Gross land area devoted to camwcial,
Zone 12 data from amended LFM Plan.
d. In 1986, 19,415 housing units occupied 4,734 gross
e.
2-7
e e
3.0 ESTIMATED IMPACTS TO GENERAL FUND OPERATING BUDGET
3.1 REVENUES
Total General Fund revenues to the city in FY 1988-89 W*
$36,546,934. Gas Tax subventions totaled $859,035, for tot,
operating revenues of $37,405,969 (Table 3-1). Of this amoun
revenues of $4,699,107 were derived from fees and charges f
services, including Construction Permits. In accordance with tl
methodology described in Section 1.2, these are assumed to be co:
recovery revenues and are used to offset expenditures. Becau:
the project is primarily residential, with no taxab:
non-residential uses, the revenues which would result from tl
proposed project are limited to:
0 Property, Property Transfer and Sales Taxes
0 Franchise and Cigarette Taxes
0 Vehicle Licenses
0 Gas Tax Subvention
0 Assessments for Street Tree and Median Maintenance
Unit revenues which are assumed for this Study are shown in Tab1
3-1 and discussed below. Estimated annual revenues and expendi
tures are summarized in the previous Table 1-1.
Property Tax
The two county Tax Rate Areas in which the project area is locatel
have the following tax allocation formulas:
3-1
0 m
Table 3-1
CITY OF CARLSBAD GENERAL FUND REVENUES
FY 1988-89 ACTUAL, BY POTENTIAL IMPACT
Potential Applied
FY 1988-89 Impact by to Offset
Actual Zone 12 Expend. Unit Revenue/Assvnption ______--------------.------.------ ---.------- ----------- ----------- --------------_-_____________________
TAXES
Property Tax, incl. Reimb. 10,314,209 Yes 18.7968% times 1% of est. sales v
Sales and Use Taxes 8,186,215 Yes (50%) $65.99 per capita
Transient Lodging Tax 2,752,025 No
franchise Tax 599,445 Yes $17.58 per EDU
Reat Property Transfer Tax 570,244 Yes 5.53% of est. property tax rev'
Cigarette lax 166,216 Yes $2.68 per capita
Trailer Coach In-Lieu lax 26,608 NO
LICENSES AND PERMITS
vehicle Licenses (In-Lieu) 2,032,657 Yes $32.77 per capita
Construction Permi ts 674,814 Off-Set 674,814
Business Licenses 696,706 Wo
License Tax on Neu Construct. 1,111,849 No
Other 38,853 No
CHARGES FOR SERVICES
Engineering Fee 1,609,561 Off-Set 1,609,561
Plan Checking Fee 1,212,287 off-set 1,212,287
Zone and Subdivision Fees 132,120 Off-Set 132,120
Sales of naps and Publications 54,642 Off-Set 54,642
Library and Parks/Rec Fees 621,842 Off -Set 621,842
Police Service Fees 28,252 Off-Set 28,252
Wlance Fee 219,030 Off-Set 219,030
Envirmtal lrrpact Studies 21,305 Off-Set 21,305
Other 125,254 Off-Set 125,251
[Continue next page.]
3-2
0 0
Table 3-1 (Continued)
Potential Applied
FY 1988-89 Impact by to Offset
Actual Zone 12 Expend. Unit Revenue/Assurption .................................. ----_______ ____-___--- --__-__-_-- --____________________________________.
Kontinuedl
FINES AND FORFEITURES
Vehicle Code Fines 477,172 No
Other 1,658 No
INTEREST 2,087,490 No
HISCELLANEWS
Reimkrrsed Expenditures 1,045,848 No
Sale of Property 4,039 No
Rents 118,514 Wo
Other 1,618,079 No ------_--_. ---------_-
TOTAL - General Fund 36,546,934 4,699,107
GAS TAX 859,035 Yes (50%) $6.92 per capita
GRAND TOTAL 37,405,969
SOURCE:
-----------
____-__-_-_----------------------- -------*--- ----------- __--._----- ........................................
FY 1988-89 Actual from City of Carlsbad, Finance Department.
For unit revenues, see Section 3.1.
3-3
0 0
Percentage of Prop.
13 Tax Received by
Tax Rate Area City of Carlsbad .............................................
09045 14.536891%
09079 23.056611%
Average 18.796751% .............................................
The total property tax which would be received by the City
$607,323 (= 1,077 x $300,000 x 1% x 18.796751%).
No adjustment is made for property taxes which are currently pa
on the vacant land, since this Study is evaluating the averagc
rather than marginal or incremental, fiscal impact of the proposl
project .
Real Property Transfer Tax
In Carlsbad, Real Property Transfer Tax is levied on property vali
appreciation since the previous transfer. Assuming that tl
average rates of appreciation and of property transfer remain th
same as they have been for the past several years, total transfe
tax revenues as a percent of total property tax revenues wil
remain constant. This share is estimated to be 5.53%, resultin
in annual transfer tax revenues of $33,577 for the propose
project.
Sales Tax
For FY 1988-89, Sales and Use Taxes for the City totallei
$8,186,215. Sales tax revenues were derived from taxable tran,
sactions of establishments located in the City. It is not know1
how much of the taxable transactions were due to purchases bj
residents of the City and how much by firms and non-residents.
3-4
0 0
For purposes of this analysis, it is assumed that one-half c
Sales and Use Tax revenues to the City result from taxable pui
chases in the City by residents of the City. The average salt
tax revenue generated is then $65.99 per capita, or $163 (= 65.!
x 2.471) per household. This would imply that purchases totallii
$16,300 are made by Carlsbad households in the City
establishments.
This estimate of annual purchases at Carlsbad establishments CE
be put in context by reviewing average household income in the Cil
and the proposed project. It is estimated that Carlsbad's medi;
household income in 1988 was $41,015, or 38% higher than tl
County's median household income of $29,755 (Greater San Die(
Chamber of Commerce). For the proposed project, with estimatc
average house price of $300,000, average household income may L
around $75,000. A higher household income generally results j
higher volume of purchases and in higher sales tax revenues to tk
City. Thus, annual purchase of $16,300 is a conservative estimat
of household purchases in the City.
Based on $65.99 per capita, the estimated sales tax revenues frc
the project is $175,589.
Franchise Tax
Utility franchise taxes are paid by both households and businesses
It is assumed here that the payments approximately correspond t
equivalent dwelling units (XDU). This is likely to overestimat
franchise tax payments by businesses and underestimate payments I:
residences, since the non-residential EDU includes transportatic
and institutional uses, as well as commercial and industrial. Tt
average revenue is $17.58 per EDU, and the estimated revenue fo
the proposed project is $18,936. This estimate includes revenue
only from residential units.
3-5
0 0
Street Tree and Median Maintenance Assessment
In 1969 the city Council adopted an amendment to the existir
Street Lighting District (renamed Street Lighting and Landscapir
District No.1) , establishing new assessments to fund tl
maintenance of street trees and medians in selected arterii
streets (Agenda Bill #10,048). All existing and future residenct
in LFM Zone 12 will be subject to both street tree maintenance ai
median maintenance assessments.
The new assessments will be phased in over a three-year period frc
FY 1989-90 to FY 1991-92. The assessments are $11.80 and $21.
per unit, respectively, for the first year and full assessments fc
street tree maintenance, and $1.26 and $2.16 per uni.
respectively, for the first year and full assessments for medii
maintenance. The latter assessments apply to residences which q
not front on streets with medians. Although Rancho Santa Fe Rol
has a median, none of the units in LF'M Zone 12 will front on th
street, according to the applicable definition in the Engineer
Report.
The new assessments will be placed in a special fund, as is t
case for Street Lighting assessment. However, because the n
assessments will provide a source of funds for street maintenan
expenditures which are currently in the General Fund, this stu
includes these assessments as additional revenue due to t
project. (Street Lighting assessments are not included.)
The estimated total assessment payable by new units in LFM Zone
is $25,105 (Table 3-2).
3-6
0 0
Table 3-2
STREET LIGHTING AND LANDSCAPING DISTRICT NO.l
ASSESSMENTS FOR STREET TREE AND MEDIAN MAINTENANCE
Assessment Total Assessment (c)
Per Unit --_--__----_-__-..-_---
FY 1989.90 (a) (b) FY 1989-90 FY 1991-92
New Assessments Beginning
--------__.-_.-_--_------------- e---------- --.-.______ -..-.-.----
Street Tree Maintenance
FY 1989-90 (d) $1 1.80 12,709
FY 1991-92 $21.15 22,779
Median Landscape Maintenance
FY 1989-90 (d) $1.26 1,357
FY 1991-92 92.16 2,326 ----------- -----------
Total $14,066 $25,105 _________________--------------- ----------- ----------- -----------
Notes:
a. Excludes the existing Street Lighting program and special fwd.
b. From City of Carlsbad, Utilities and Maintenance Departments,
and Agenda Bill #10,048 (5/23/89).
c. Estimated totat assessments on 1,077 Single family detached
units. see text for additionat discussion.
activities.
period by FY 1991-92.
d. FY 1989-90 is the first year of assessment for these
Full assessments will be phased in Over a 3-year
3 -7
e 0
Other Population-Based Revenues
Cigarette Tax, Vehicle License (In-Lieu) and Gas Tax are assur
to vary in proportion with population. Based on this assumptic
the estimated revenues from these sources are, respective.
$7,130, $87,198, and $18,426.
Although the Gas Tax fund can be used for street maintenance, t
city does not use the fund consistently for this purpose. In sc
years, such as FY 1988-89, monies from the fund were used I
street construction or improvement. For this reason, only one-ha
of the potential Gas Tax revenues from the project are assun
available for General Fund purposes.
3.2 EXPENDITURES
The City's FY 1988-89 actual General Fund expenditures total
$30,471,691. For this analysis, revenues of $4,699,107 from fe
and charges for services are applied to offset expenditures .
Various departments, resulting in net General Fund expenditurc
of $25,772,584 (Table 3-2).
It is assumed that the proposed project will incur, on average
the same operating costs for municipal services as the rest of th
City. Average cost is defined in terms of cost per capita fo
services directed toward residents and in terms of cost per EC
for services directed toward residents, businesses, an
institutional uses.
General Government and a part of Non-Departmental, Public Safety
Public Works and Maintenance, and Other are services which arc
assumed to be shared by all land uses. Average costs arel res-
pectively, $116.95, $338.82, $118.15, and $24.22 per EDU.
3 -8
0 0
Table 3-3
CITY OF CARLSBAD GENERAL FUNL) EXPENDITURES
FY 1988-89 ACTUAL, BY POTENTIAL IMPACT
Potential Offset for
FY 1988-89 Impact by User Fees Adjusted
Actual Zone 12 and Charges Expend. Es:imted Unit Cost .................................. .-----_---- ----------- ----------- ----------- --.---------_----_-------
GENERAL GOVERNMENT
City Council 124,474 Yes
City Manager 421,848 Yes
City Clerk 78,062 Yes
City Attorney 266,167 Yes
City Treasurer
Information Systems 355,470 Yes
Finance 880,830 Yes
Purchasing 294,761 Yes
Persmne 1 486,141 Yes
Research Office 172,228 Yes
Insurance 166,829 Yes
Weed Abatement 27,297 Yes
Capital Inprovements 92,339 Yes
Building Maintenance 632,214 Yes
Lease 70,000 Yes
43,752 Yes
Subtotal 4,112,412 (125,254) 3,987,158 5116.95 per EDU
[Continue next page.]
3-9
0 0
Table 3-3 (Continued)
Potential Offset for
FY 1988-89 Impact by User Fees Adjusted
Actual Zone 12 and Charges Expend. Estimated Unit Cost .................................. ----------- ----------- -_-----__-_ _----_____- --_______________________
[Continuedl
PUBLSC SAFETY
Building Inspection 856,412 Yes
Pol ice 6,304,763 Yes
Fire 4,522,167 Yes
Civil Defense 115,602 Yes
Subtotal 1 1,798,944 (247,282) 11,551,662 9338.82 per EDU
WBLlC UORKS AND MAINTENANCE
Develgment Process. Services 316,301 Yes
Engineering 2,708,245 Yes
Planning 1,098,304 Yes
Comnnity Development 361,497 Yes
Street Ha i ntenance 2,762,169 Yes
Maintenance 485,932 Yes
Subtotal 7,732,748 (3,704,729) 4,028,019 ~118.15 per EDU
[Continue next page,]
3-10
e e
Table 3-3 (Continued)
Potential Offset for
FY 1988-89 Impact by User Fees Adjusted
Actual Zone 12 and Charges Expend. Estimated Unit Cost .................................. ____-_-___- -_-_--_---- ----------- __---_____- __-_-__-___.___-____----.
[Cont inuedl
CULTURE, RECREATION AND NON-DEPARTMENTAL
Parks and Recreation 3,433,139 Yes
Library 1,960,102 Yes
Cultural Arts Program 178,677 Yes
Cannuni ty Promotion 200,089 Yes
Comnunity Assistance 57,500 Yes
Senior Citizens Programs 172,199 Yes
Subtot a I 6,001,706 (621,842) 5,379,864 f86.73 per capita
OTHER 825,881 Yes 825,881 924.22 per EDU
TOTAL - General Fund 30,471,691 (4,699,107) 25,772,584
-----*----- _-_I*____.- --------__-
TOTAL UNIT COST
Unit Cost Per EDU
Unit Cost Per Capita
5598.14 per EDU %.?3 per capita ____________________-------------- --------*-. ..---__--_- -------_--_ --.-------- ..........................
SOURCE: FY 1988-89 Actual from City of Carisbad, FiMnCe Department.
For unit expenditures, see Section 3.2.
3-11
e 0
Culture, Recreation and the remaining part of Non-Departmental a1
services which are assumed to be shared by residents only.
Average cost is $86.73 per capita.
Estimated costs due to the project total $751,859 for EDU-base
services and $230,789 for population-based services, resulting i
total service cost of $ 982,648 per year (Table 1-1).
3-12
a 0
I
4.0 ESTIMATED IMPACTS TO CAPITAL BUDGET
Estimated impacts to the City's Capital Improvement Program i
discussed in a document entitled "Facilities Financing Plan I
Local Facilities Management Zones 11 and 12, City of Carlstad
dated September 29, 1989 and submitted by Fieldstone/La Cos
Associates. The Facilities Financing Plan is currently und
review by the City. This section provides a summary of t
conclusions of the Facilities Financing Plan.
LF'M Plans for Zones 11 and 12 examined a list of 11 pub1
services as required by the City's Growth Management Program. T
Plans identified approximately the same list of facilities whi
must be constructed over time in order to satisfy the Program
performance standards for the two zones. As a result, the combin
Financing Plan addresses the facility requirements of both zone
According to the Financing Plan, $246 million of facilities mu:
be constructed over a 15 to 20-year period to serve new develo]
ments in Zones 11 and 12. Of this amount, it is proposed that tl
developers of LFM Zones 11 and 12 construct or directly fund $:
million of facilities, consisting of parks, streets, drainagc
sewer, and water. A 1913/15 Act assessment district is proposc
to fund $48 million required for the construction of Call
Barcelona and Rancho Santa Fe Road.
The Financing Plan further identifies facilities estimated at $12
million which are required by other developments in the City a
well as Zones 11 and 12 and which are scheduled to be construct€
as part of the City's Capital Improvement Program, with fund
obtained from development fees. Finally, the recently propose
Citywide Mello-Roos community facilities district could financ
4-1
0 e
l
and construct $54 million of facilities, which are required
other new developments as well as Zones 11 and 12.
None of the facilities which are required either wholly or p
tially by Zone 12 will be funded from the City's General Fund. :
proposed sources of funds are developer contribution, developmi
fees, assessment district, or Mello-Roos community faciliti
district. In all cases, direct beneficiaries of new faciliti
will provide funds for construction, hence there will be no n
impact to the City's operating budget.
Development fees payable by residential development in Zone 12 ai
summarized in Table 4-1. Approximately $8.9 million in fees woul
be paid through buildout. This amount may be subject t
adjustments resulting from the establishment of a Citywide Mello
Roos community facilities district.
4-2
a a
Table 4-1
ESTIMATED DEVELOPMENT FEES
PAYABLE BY NEW DEVELOPMENT IN LPM ZONE 12
_------__---------------------------.---------.---------- ___________
Bridge and Thoroughfare Benefit District No. 1
$530/DU x 1,On DU = $570,810
Park-in-Lieu Fee
8983/DU x 1,077 DU = $1,058,691
Public Facilities Fee
3.5% x %%/SF x 2,500 SF/DU x 1,On DU = 86,219,675
Traffic Impact Fee
%?O/DU x 1,077 DU S721,590
Zone 6 Local Facilities Management Fee
$310/DU X 1,077 DU * 9333,aTo -_-_-----_-
Total $8, w4,636 --------------------__c_________________---------------.- -_-_-______
4-3
e @
5.0 REFERENCES
California, State of. Office of Planning and Research, 197
Carlsbad, City of. 1987. Local Facilities Management Plan, Zoi
12. Adopted February 23, 1987, City Council Resolution Nc
Economic Practices Manual (Revised 1982).
88-47. . 1989. Draft Environmental Impact Report, Arroyo I
Fieldstone/La Costa Associates. 1989. Facilities Financing Pla
Septembe
. 1989. Local Facilities Management Plan, Zone 12-
Greater San Diego Chamber of Commerce. 1989. 1988 Median House.
hold Income. In San Diego Economic Bulletin, Vol. 37, No. 11
December.
Costa Master Plan. February.
for Local Facilities Management Zones 11 and 12.
29.
Amendment (Draft).
San Diego Association of Governments (SANDAG). 1986. Land USE
Patterns in the San Diego Region. . 1989. January 1, 1989 Population and Housing Estim-
ates.
5-1