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HomeMy WebLinkAbout1993-06-22; City Council; 12284; REQUEST TO ALLOW RECORDATION OF CARLSBAD TRACT CT 85-09 BY CALIFORNIA PACIFIC HOMESMC) u 2 5; c M a, E- s o -zz$ 0 &GGA a, ma u@Jm u a, E: a,-d ma 4-l uummuo -IjWcdO~U w ao 0 m amaa s a da,u a,aous ka,u urw au a 0 ow&u oa,w(d(dm ' .tl !! E F: !! 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ENG 06/22/93 RECORDATION OF CARLSBAD TRACT CT 85-09 BY CALIFORNIA PACIFIC HOMES RECOMMENDED ACTION: Staff recommends Council review the request and direct staff to proceed appropriate financing alternatives to the Rancho Santa Fe Road Assessment DI ITEM EXPLANATION: California Pacific Homes owners of Tentative Tract Map CT 85-09 have requestec letter of April 26, 1993 (Exhibit 2) a waiver from Local Facilities Management Plar criteria to allow final recordation and construction of homes prior to the fina Rancho Santa Fe and Olivenhain Roads as required by the LFMP. The primary purpose of the requested waiver is to coordinate construction 1 development of the new San Dieguito High School located adjacent to Tract 85 explained in the attached letter (Exhibit 3) from William A. Berrier, Superintender p?QieCtS are not constructed concurrently the District indicates it will incur an e! $1,637,500 in costs to extend streets, sewer and water to the site and to adjust of athletic fields. Growth Management Requirements The subject subdivision is a 101 unit single family subdivision located at the southern terminus of Calle Barcelona in Local Facilities Management Zone 1 1. Th for Zone 11 requires the formation of an Assessment District guarantee construction of four highway segments prior to the recordation of any final map issuance of building permits within the zone. The roadway segments and the revised estimated costs are as follows: PROJECT DESCRIPTION CONSTRU( ESTIMA $1 8,000,O 2. Olivenhain Road Widening $3,000,0 $1 4,000,O 3. 3, Rancho Santa Fe Road South (RSF So.) $S,OOO,C 1. Rancho Santa Fe Road North Phase 1 (RSF No. I) La Costa Avenue to east of Mahr Reservoir Rancho Santa Fe Road North Phase 2 (RSF No. 2) Phase 1 End to Melrose Drive (Assumes Secondary Arterial - Encinitas City Boundary to Olivenhain Road Full Improvements) TOTAL $40,000,01 At the current time none of the subject road segments or intersections fail to meet management Level of Service (LOS) standards with the exception of the intersec Olivenhain Road with El Camino Real which experiences LOS F in the PM peak Page 2 of Agenda .B ill No. id; 2 89 I) Status of Assessment District The LFMP Finance Program stipulates that the above listed roadways will be con with an Assessment District which would complete all work insuring Growth Man: Traffic Standards will be met for both LFM Zones 11 and 12 through buildout. Staff has been working with property owners in Zones 11 and 12 for a number with no success. At the current time land values in the area have declined to th that the appropriate lien to value ratio required for the assessment district cannol and would not be supported by the landowners or the City. Alternative financing options are currently under consideration involving a construction program. Approval of any program is difficult without the support of the Fieldstone Gompar represents over 60% of the land area and dwelling units in the combined ZOI approximately 50% of the estimated traffic impacts. Finance Alternatives Staff has identified four financing alternatives for consideration: 1. Fee Program 2. Community Facilities District (CFD) 3. Assessment District 4. Combined Fee/CFD Program The advantages and disadvantages of each alternative are outlined belcw. 0 Allows development to 0 Will likely extend time pc Santa Fe Road. Facilities District 0 Requires Fieldstone sur 0 May involve tax on vaci land to maintain Growtt Management Standards growth management 0 Allows phasing of * Ease of implementation, 0 May be potential 120 day e e Page 3 of Agenda Bill No. /6?; 284 construction and compliance with Growth Management 0 Allows early construction of 0 If formed with estimate: requires large assessm e Difficult to build conser 0 Allows phasing of homeowner by develop e Easy to implement. 0 Minimizes tax or lien on 0 Minimizes tax or lien on vacant land. Of the alternatives presented only Alternatives 1 and 4 would accommodate the C Pacific Homes request. Staff would not recommend the Alternative 1 Fee Program because it does not adt assure the timely construction of facilities to meet the provisions of growth mana Alternative 2 - Community Facilities District and Alternative 4 - Combination Fee I and CFD would be acceptable alternatives to the staff. Recommendation: Staff would not support the granting of a waiver for this specific project development of a uniform program which provides for the phased improvemen needed facilities consistent with Growth Management. Staff recommends that Council hold action on the applicants request and instruc proceed with development of a combination Fee and CFD Program which wou projects within Zone 11 and 12 to proceed. A progress report would be retL Council in approximately one month. FISCAL IMPACT: None. EXHIBITS: I. Vicinity Map. 2. 3. Appeal Request, letter from California Pacific Homes dated 4/26/93. Letter from William Berrier dated 5/12/93. NOT TO ! VISTA SANTA FE, AREA nBn DRAW BY SCOll EVANS, CARLSBAD ENGINEERING DEPT W m 4 CALIFORNIA PACIFIC HOMES - April 26, 1993 City Council CITY OF CARLSBAD 1200 Carlsbad Village Drive Carlsbad, CA 92008 Reference: Carlsbad Tract 85-9 Dear Mayor Lewis and Members of the Council: We hereby request a hearing before you to appeal the decision of the Staff Committee regarc release of C.T.85-9 for recording and issuance of building permits. BACKGROUND HISTORY California Pacific Homes is the owner of Carlsbad Tract 85-9. C.T.85-9 is located adjacen the site of the new South Carlsbad High School. The San Dieguito Union High School Disi and California Pacific Homes have worked closely to coordinate the development of projects. That coordination has led to an agreement under which California Pacific Homes provide the new school an outfall sewer connection through our development, access to the loading area, varsity football and baseball fields with the extension of Calle Aservo and exc and grading are critical to the school. It was originally anticipated C.T.85-9 would develop in late 1992, well in advance of school's construction. Delays in adoption of a finance guarantee for Rancho Santa Fe Road h delayed our ability to proceed. The School District has advised that the high school site grading will begin in July 1993 request we provide the facilities in accordance with our agreement. PRIOR REOUEST FOR RELEASE AND ISSUE On February 12, 1993 and again on March 9, 1993 we requested release in order to meet School District's schedule. The Staff Committee recommended release of grading and sc improvements only. While this is important in meeting our obligation, it will not enable u to obtain building permits and thus repay the loan from revenues generated. dirt from our grading operations to raise the elevation of the varsity baseball field. The facilj proceed. In order to obtain construction financing, we must demonstrate to lenders our ab1 ylc)r ION\I c 1\11<1 l)l<l\i \I\ [)I1 (r0 ( AI 11 ~ll<\lA ql22 'sl 111 1-101 EXHlBll h1i)li3 71h1 IAX h1gli3 i,jh> * w w CARLSBAD TRACT C.T.85-9 April 26, 1993 Page 2 Release of C.T.85-9 is imperative to obtain construction financing. REOUEST AND PROPOSAL The requested release will permit construction of C.T.85-9 in conjunction with the new h school and provide the school with essential services. While this request is for C.T.85-9, I not wish to underscore the importance of South Carlsbad High School. The benefit the h school will provide to this area of Carlsbad more than justifies release of C.T.85-9. Howel in exchange for release, we will agree to participate in whatever financing mechanisn ultimately adopted by the City to finance Rancho Santa Fe Road. In addition, we agree to an estimated fee with each building permit issued as payment of our share of Rancho Santa Road improvements. Once a finance program is adopted, the estimated fee paid can, be adjus up or down to match the adopted program and an adjustment payment or refund made. I remaining unpermitted homes would pay at the adjusted rate. C.T.85-9 represents approximately 2% of Zones 11 and 12. Release will have a minimal imI when compared to the benefit of the high school. Help us to provide the high school with th very important facilities in a timely and cost effective manner by releasing C.T.85-9 you for your consideration. flkp E. D leed Director of Project Planning cc: S.D.U.H.S.D R. Patchett, City Manager w REFERPE~ '? z\Tv 'EiNAG IcjR mFWE d.. _- 1 ;r 5f -2 -- W Date: ~ +' ' J 770 EnC?9lt33 3i~. E.ric!nitas, -SA 32024-3357 Union High Schocl Cistkr s:9;;5zij&J: May 12, 1993 A11 @C€lV& Mayor Claude Lewis City of Carlsbad 1200 Carlsbad Village Drive Carlsbad, CA 92008 Dear Mayor Lewis: You recently received a letter from Mr. Dale Gleeb of California Pacific Homes that contained an appeal to a staff decision regarding release of CT 85-9 for recording an issuance of building permits. As Mr. Gleeb's letter points out, there is an agreement between the school district and California Pacific Homes, the execution of which is critical to the timely development of the new high school to be built in south Carlsbi When the two parties entered into the agreement, it appeared that the housing projeci would preceed construction of the school by a comfortable margin. Unfortunately delays over development of the financing mechanism for Rancho Santa Fe Road hav prevented California Pacific Homes from proceeding in a timely manner. In the meantime, the school district has been required to move fonvard in order to qualify 1 construction funds from the State School Building Program. The school district was required to go out to bid in April in order to get construction underway no Iater than July of 1993. RE: CT 85-9/San Dieguito High School District Development of CT 85-9 concurrent with the school project is absolutely critical to t school district. The district architect and civil engineer have identified the advantagc that this agreement provides to the school district. Many of the provisions in this agreement are "big ticket" items that are critical to the timely development of the school, and will save taxpayers thousands of dollars in construction costs that would otherwise have to be provided by the district. EXHlB Dieguer.0 jH 9 %r! Warren JH s Cak Cresr jh * Nom Coast iaitem&::ve FS San Dieguito HS 8 San Dieguito Adu!t Ebcratmn * Sunset :-is 3 Tcrrey ;)ii'es 55 W 0 Letter to Mayor Claude Lewis r May 12, 1993 - Page 2 The new high school in south Carlsbad will be an important addition to the residents of that part of the city. In addition to delivering educational services, the district anticipates a cooperative arrangement with the city that will make many of the facilities on the site available fo A representative of California Pacific Homes has requested .-. iin I o . before the Carlsbad City Council on June 22 to appeal the decis would be pleased to provide additional information at your request. Sincerely, ommunity use. LJLk Q!L William A. Berrier Superintendent sdg Attachment cc: City Council Members Board of Trustees