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Home My WebLink About2013-11-05; City Council; 21417; Consideration Additional Properties General PlanCITY OF CARLSBAD - AGENDA BILL 19 AB# 21.417 CONSIDERATION OF ANALYZING LAND USE DESIGNATION CHANGES ON ADDITIONAL PROPERTIES AS PART OF ENVISION CARLSBAD PHASE 2 (GENERAL PLAN UPDATE) DEPT. DIREaOR MTG. 11/5/13 CONSIDERATION OF ANALYZING LAND USE DESIGNATION CHANGES ON ADDITIONAL PROPERTIES AS PART OF ENVISION CARLSBAD PHASE 2 (GENERAL PLAN UPDATE) CITY ATTORNEY DEPT. CED CONSIDERATION OF ANALYZING LAND USE DESIGNATION CHANGES ON ADDITIONAL PROPERTIES AS PART OF ENVISION CARLSBAD PHASE 2 (GENERAL PLAN UPDATE) CITY MANAGER RECOMMENDED ACTION; That the City Council hear staff's report and ADOPT Resolution No. 2013-259 DIRECTING staff to: 1) include, as part of Envision Carlsbad Phase 2 (General Plan update), additional properties to be considered and analyzed for a land use designation change, 2) process the necessary amendments to the Envision Carlsbad Phase 2 consulting contract and budget, and 3) process the necessary agreements to ensure the property owners/interested parties pay an equal share ofthe additional costs to include their properties in the general plan update. ITEM EXPLANATION: On September 11, 2012, as part of Envision Carlsbad Phase 2 (General Plan Update), the City Council accepted the Draft Preferred Plan (land use plan) and directed staff to utilize said land use plan in the preparation of the General Plan update and associated program environmental impact report. The Draft Preferred Plan identifies land throughout the city where a change to the General Plan land use designation is proposed. Since the September 11, 2012 City Council meeting, staff and consultants have been working diligently to complete a comprehensive update to the General Plan and prepare a program environmental impact report (PEIR) and Climate Action Plan (CAP). The Draft General Plan, PEIR and CAP are in the final stages of preparation. At the October 15, 2013 City Council workshop, the City Council expressed interest in analyzing land use designation changes on additional properties that were not previously identified on the Draft Preferred Plan and have not, therefore, been included in the preparation of the Draft General Plan and PEIR. Exhibit A to the attached City Council resolution summarizes the potentiai additional land use designation changes that interested parties have requested be included in the General Plan update (see letters attached as Exhibit 2). Exhibit A also lists considerations particular to each site relative to the proposed land use changes and staffs recommendation to include or not include the sites in the General Plan update. Adding any proposed land use designation change to the General Plan update, PEIR and CAP, at this stage in the process, will require additional cost and time to complete the additional analysis and revise DEPARTMENT CONTACT: Jennifer Jesser 760-602-4637 iennlfer.iesser@carlsbadca.gov FOR CITY CLERKS USE ONLY. K COUNCIL AaiON: APPROVED K CONTINUED TO DATE SPECIFIC • DENIED CONTINUED TO DATE UNKNOWN • CONTINUED • RETURNED TO STAFF • WITHDRAWN • OTHER-SEE MINUTES • AMENDED • Page 2 the Draft General Plan, PEIR and CAP accordingly. The additional consultant costs will be $50,000 and it is anticipated that the General Plan update schedule will be extended by an additional five to six months. An amendment to the previously approved consultant contract and budget will be necessary. The City Manager is authorized to approve the additional contract cost (up to $100,000). Staff recommends that the consultant costs associated with the additional analysis ($50,000) be paid for by the affected property owners/interested parties. Staff also recommends that the property owners/interested parties pay for the additional staff costs, which staff estimates to be $19,365 (the standard city fees to process a supplemental EIR - $13,298, and General Plan amendment - $6,067). If directed to do so by the City Council, staff will process the necessary agreements with the property owners/interested parties to ensure each pays an equal share ofthe $69,365 total additional costs. The letters, attached as Exhibit 2, indicate the owners/interested parties willingness to pay a share of the additional costs. Next steps Following City Council direction to Include additional land use designation changes for analysis in the General Plan update, staff will process the necessary amendments to the consultant contract and initiate the additional analysis and revisions to the Draft General Plan, PEIR and CAP. It is anticipated that the Draft General Plan, PEIR and CAP will be made available for public review in late April 2014 and public hearings with the Planning Commission and City Council will begin in June/July 2014. FISCAL IMPACT: The inclusion of additional land use designation changes to the General Plan update process is outside the scope of work for the previously approved contract and budget for the General Plan update. The total cost ofthe additional consulting services is $50,000 plus additional staff time (total additional costs estimated at $19,365). If the affected property owners/interested parties pay the additional costs, there will be no fiscal impact to the city. Ifthe City Council chooses to not require the property owners to pay the additional costs, then there will be a need to fund the additional consulting costs plus staff costs. The City Manager is authorized to approve the increased contract cost. ENVIRONMENTAL IMPACT: Pursuant to California Environmental Quality Act (CEQA) Section 15306, data collection, research, and resource evaluation activities are exempt from the requirements of CEQA, provided such activities do not result in a serious or major disturbance to the environment. The activities associated with the General Plan update process (analysis, research, and preparation of draft documents) will not involve or result in any disturbance to the environment; therefore, the direction to include additional land use designation changes for evaluation in the General Plan update process is exempt from CEQA. A Program Environmental Impact Report (PEIR) is being prepared as part of the General Plan update, which will analyze the environmental impacts associated with the new General Plan, including the additional land use designation changes. The PEIR is being prepared consistent with CEQA. Prior to City adoption of a new General Plan, the PEIR must be adopted by the City Council. A Page 2 EXHIBITS: 1. City Council Resolution No. 2013-259 including Exhibit A summarizing the potential additional land use designation changes to include in the General Plan update 2. Letters from property owners requesting their property be included in the General Plan update. s 5 9 10 24 25 26 27 28 RESOLLTTION NO. 2013-259 3 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD, CALIFORNIA, DIRECTING STAFF TO: 1) INCLUDE, AS PART OF THE 4 GENERAL PLAN UPDATE PROCESS, ADDITIONAL PROPERTIES TO BE CONSIDERED AND ANALYZED FOR A LAND USE DESIGNATION CHANGE, 2) PROCESS THE NECESSARY AMENDMENTS TO THE g GENERAL PLAN UPDATE CONSULTING CONTRACT AND BUDGET; AND 3) PROCESS THE NECESSARY AGREEMENTS TO ENSURE THE 7 PROPERTY OWNERS/INTERESTED PARTIES PAY AN EQUAL SHARE OF THE ADDITIONAL COSTS TO INCLUDE THEIR PROPERTIES IN 8 THE GENERAL PLAN UPDATE. CASE NAME: ENVISION CARLSBAD PHASE 2 - GENERAL PLAN UPDATE CASENO.: GPA 07-02 follows: A) That the City Council directs staff to include for consideration and 11 The City Council of the City of Carlsbad, California, does hereby resolve as 12 13 ^4 analysis, as part of the General Plan update process, the land use designation changes for 15 properties identified as Sites 2,5 (option 5A) and 6 in Exhibit A, attached hereto; and B) That the City Council directs staff to process the necessary amendments to the General Plan update consulting contract and budget; and C) That the City Council directs staff to process agreements requiring the owners/interested parties of the properties identified in Section A of this resolution to pay an 16 17 18 19 20 21 equal share of the additional consulting costs ($50,000) and the cit/s base application fees for 22 a general plan amendment and supplemental environmental impact report ($19,365). If any owner/interested party declines to pay their equal share of the additional costs, their property of interest shall not be included for consideration in the General Plan update /// /// PASSED AND ADOPTED at a regular meeting of the City Council of the City of Carisbad on the 5th day of November, 2013, by the following vote, to wit: Site Reference #1, Ocean View Carlsbad (Kirgis), Council approved staff recommendation: 5 AYES: Council Members Hall, Packard, Wood and Blackburn. 6 NOES: Council Member Douglas. ^ ABSENT: None. Site Reference #2, Sunny Creek Commercial, Council approved staff recommendation: AYES: Council Members Hall, Packard, Wood, Blackburn and Douglas. NOES: None. ABSENT: None. 8 9 10 11 12 13 Site Reference #3, Envision Carisbad Preferred Plan Focus Area 5 - Sunny Creek, Council 14 approved staff recommendation: AYES: Council Members Hall, Packard and Blackburn. NOES: Council Members Wood and Douglas. ABSENT: None. Site Reference #4, Madonna Hill, Council approved staff recommendation: AYES: Council Members Hall, Packard, Wood and Blackburn 16 17 18 19 20 21 NOES: Council Member Douglas 22 ABSENT: None. 23 24 25 26 27 28 // // // // 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 Site Reference #5A and #5B, Encina Wastewater South, Council approved staff recommendation: AYES: Council Members Packard, Wood, Blackburn and Douglas. NOES: Council Member Hall. ABSENT: None. Site Reference #6, La Costa Town Square Office, Council approved staff recommendation: AYES: Council Members Hall, Packard, Wood, Blackburn and Douglas. NOES: None. ABSENT: None. ATTEST: -3- Exhibit A General Plan Update Potential Additional Land Use Designation Changes The following is a summary of land use designation changes that are not reflected on the Draft Preferred Plan, but are requested to be included for consideration and analysis In the General Plan update process. The following pages provide graphics Indicating the location of each site. Site Ref. # Site Name, Location, Owner/Interested Party SITE: Ocean View Carlsbad (Kirgis) LOCATION: Southern terminus of Twain Ave and west of Faraday Ave OWNER/INTERESTED PARTY: J. Whalen Associates, Inc. (owner representative) SITE: Sunny Creek Commercial LOCATION: Northwest corner of El Camino Real and College Blvd. OWNER/INTERESTED PARTY: Four Square Properties (in contract to purchase property) Quadrant NW NE Requested Land Use Change From RL (0-1.5 du/ac) L (Local Shopping Center) To R-4 (0-4 du/ac) R-23/L (15-23 du/ac/ Local Commercial) Allowed Residential Units (Estimate) Existing units allowed 5 units 0 units Units may be allowed in a mixed use project, subject to allocation from Excess Dwelling Unit Bank Proposed units allowed 18 units 220 units (R23) Additional units may be allowed in a mixed use project on remaining commercial land Considerations and Staff Recommendation CONSIDERATIONS: • Site has topographic constraints and possible neighborhood compatibility concerns • R-4 density does not assist in satisfying housing element objectives STAFF RECOMMENDATION: • Do not include in General Plan update (does not assist in meeting state housing objectives; topographic constraints and neighborhood compatibility concerns would be better analyzed in the context of a ^project proposal) CONSIDERATIONS: • Could help implement the Carlsbad Community Vision value of providing housing close to goods and services • Whether proposed commercial site is adequately sized to serve current and future residents. • Limited residential capacity in the NE quadrant - to ensure compliance with the Growth Management dwelling unit limit for the NE quadrant, the city will not be able to approve proposed residential densities on sites currently being analyzed for the General Plan update • R-23 density assists in satisfying housing element objectives for moderate income housing STAFF RECOMMENDATION: • Include in General Plan update for analvsis (site may assist in meeting state housing objectives and provide housing close to goods and services) Exhibit A Site Ref. # Site Name, Location, Owner/Interested Party Quadrant SITE: Envision Carlsbad Preferred Plan Focus Area 5 - Sunny Creek LOCATION: Adjacent to the north boundary of the Sunny Creek Commercial site listed in the row above OWNER/INTERESTED PARTY: WP Golf & Equestrian, LLC owner SITE: Madonna Hill LOCATION: Northwest of El Camino Real and Cougar St. OWNER/INTERESTED PARTY: Ron Barber (owner) NE NE Requested Land Use Change From RLM (0-4 du/ac) RH/C/0 (15-23 du/ac/ Community Commercial/ Office) To Allowed Residential Units (Estimate) Existing units allowed R-23 (15-23 du/ac) Currently proposed in the General Plan Update as R-15 (8-15 du/ac) R-23 (15-23 du/ac) 9 units 20 units Proposed units allowed Considerations and Staff Recommendation 51 units 60 units CONSIDERATIONS: • Site is heavily constrained by floodplain • Development potential is limited • Limited residential capacity in the NE quadrant - to ensure compliance with the Growth Management dwelling unit limit for the NE quadrant, the city will not be able to approve proposed residential densities on sites currently being analyzed for the General Plan update • R-23 density assists in satisfying housing element objectives for moderate income housing STAFF RECOMMENDATION: • Do not include the requested higher density in General Plan update (currently being analyzed for the R-15 density; however, due to the site's floodplain constraints, staff is not certain the R-15 density is appropriate) CONSIDERATIONS: • Developed and undeveloped industrial/office areas located directly south and east • Limited residential capacity in the NE quadrant - to ensure compliance with the Growth Management dwelling unit limit for the NE quadrant, the city will not be able to approve proposed residential densities on sites currently being analyzed for the General Plan update • R-23 density assists in satisfying housing element objectives for moderate income housing STAFF RECOMMENDATION: • Do not include in General Plan update (based on the site's proximity to industrial/office uses and the limited residential capacity in the NE quadrant, other sites in the quadrant are likely more preferable residential sites to consider in the General Plan update; an office designation may be more appropriate for this site) Exhibit A Site Ref. # Site Name, Location, Owner/Interested Party Quadrant Requested Land Use Change From To Allowed Residential Units (Estimate) Existing units allowed Proposed units allowed Considerations and Staff Recommendation 5A 5B Site: Encina Wastewater South Location: Between lnterstate-5 and Avenida Encinas and northeast ofthe Poinsettia Coaster Station SW Pl/O (Planned Industrial/ Office) R-30/GC/P (Residential 23-30 du/ac/ General Commercial/ Public) 0 units Owner/Interested Party: Encina Wastewater Authority (owner) 5A: 175 units 5B: 250 units (see next column for information on options SAand 5B) CONSIDERATIONS: • The site's proximity to the Coaster station and freeway access is beneficial for a residential use; however, compatibility between a residential use and the wastewater treatment facility may be a concern (odors from the facility may be a nuisance to residents living adjacent to the facility) • R-30 density assists in satisfying housing element objectives for lower income housing • Encina Wastewater Authority (EWA) requests that the council consider the ability of EWA to utilize the adjacent Carlsbad Municipal Water District (CMWD) property, which is currently intended as an expansion site for the recycled water facility (see letter included in Exhibit 2 ofthe City Council Agenda Bill): o For reference purposes, EWA's request is divided into two options: 5A. Consider EWA property in the General Plan update without the CMWD property for EWAs future expansion needs 5B. Consider EWA property in the General Plan update with the CMWD property for EWAs future expansion needs • CMWD property is intended for the future expansion needs ofthe city's recycled water facility. STAFF RECOMMENDATION: • Include option 5A. not 5B, in the General Plan update (the site has potential merit for residential use and the R-30 density will assist in meeting housing objectives; however, compatibility concerns will need to be considered and analyzed ) Exhibit A Site Ref. # Site Name, Location, Owner/Interested Party Site: La Costa Town Square Office Location: North side of La Costa Ave and northern terminus of Calle Timiteo Owner/Interested Party: Ladwig Design Group, Inc. (owner representative) Quadrant SE Requested Land Use Change From 0 (Office) To R-23 (15-23 du/ac) Allowed Residential Units (Estimate) Existing units allowed 0 units Proposed units allowed 120 units Considerations and Staff Recommendation CONSIDERATIONS: • The site may be well located for high density residential uses - it is located adjacent to the future La Costa Town Square, which would provide daily shopping services for residents, and is located across the street (north of La Costa Ave) from other multifamily residences. • R-30 density assists in satisfying housing element objectives for moderate income housing STAFF RECOMMENDATION: • Include in the General Plan update (the site's location may be appropriate for multifamily residential use, will assist in meeting housing objectives and provide housing near goods and services) Exhibit A SITE #1 Site Name/Location Quadrant Requested Land Use Change Staff Recommendation (Include in General Plan Update? Yes/No) Site Name/Location Quadrant From To Staff Recommendation (Include in General Plan Update? Yes/No) Oceanview Carlsbad (formerly Kirgis) (southern terminus of Twain Ave between Cannon Rd and Faraday Ave) NW RL (0-1.5 du/ac) R-4 (0-4 du/ac) No Exhibit A SITE #2 Site Name/Location Quadrant Requested Land Use Change Staff Recommendation (Include in General Plan Update? Yes/No) Site Name/Location Quadrant From To Staff Recommendation (Include in General Plan Update? Yes/No) Sunnv Creek Commercial (northwest corner of El Camino Real and College Blvd.) NE L (Local Shopping Center) R-23/L (15-23 du/ac/ Local Commercial) Yes Exhibit A SITE #3 Site Name/Location Quadrant Requested Land Use Change Staff Recommendation (Include in General Plan Update? Yes/No) Site Name/Location Quadrant From To Staff Recommendation (Include in General Plan Update? Yes/No) Envision Carlsbad Preferred Plan Focus Area 5 - Sunny Creek NE RLM (0-4 du/ac) R-23 (15-23 du/ac) Currently proposed in the General Plan Update as R-15 (8-15 du/ac) No (adjacent to the north boundary ofthe Sunny Creek Commercial site described above) NE RLM (0-4 du/ac) R-23 (15-23 du/ac) Currently proposed in the General Plan Update as R-15 (8-15 du/ac) No Exhibit A SITE #4 Site Name/Location Quadrant Requested Land Use Change Staff Recommendation (Include in General Plan Update? Yes/No) Site Name/Location Quadrant From To Staff Recommendation (Include in General Plan Update? Yes/No) Madonna Hill (northwest of El Camino Real and Cougar St.) NE RH/C/0 (15-23 du/ac/ Community Commercial/ Office) R-23 (15-23 du/ac) No bo Exhibit A SITE #5 Site Name/Location Quadrant Requested Land Use Change Staff Recommendation (Include in General Plan Update? Yes/No) Site Name/Location Quadrant From To Staff Recommendation (Include in General Plan Update? Yes/No) Encina Wastewater South (between lnterstate-5 and Avenida Encinas and northeast of Poinsettia Coaster Station) SW Pl/O (Planned Industrial/ Office) R-30/GC/P (23-30 du/ac/ General Commercial/ Public) Yes (option 5A, see page 3) 9 I P Exhibit A SITE #6 Site Name/Location Quadrant Requested Land Use Change Staff Recommendation (Include in General Plan Update? Yes/No) Site Name/Location Quadrant From To Staff Recommendation (Include in General Plan Update? Yes/No) La Costa Town Center Office (north side of La Costa Ave and northern terminus of Calle Timiteo) SE 0 (Office) R-23 (15-23 du/ac) Yes 10 FOURSQIUARE October 23, 2013 David de Cordova Principal Planner City of Carlsbad Planning Division 1635 Faraday Avenue Carlsbad, CA 92008-7314 Re: Changes to Envision Carlsbad Preferred Plan 17.60 acres on the northwest corner of El Camino Real and College Boulevard APN 209-090-11 Dear Mr. de Cordova: In accordance with our conversation on Monday, October 21, 2013, we request that the land-use designation for the 17.60 acres of the above referenced parcel on the Envision Carlsbad General Plan update be changed to reflect the following: 11.58 acres - R-23 Residential 15.01 - 23.00 - with an allocation of 200 dwelling units 6.02 acres - Local Commercial combined with an allocation of 30 dwelling units to be constructed In conjunction with the commercial uses as affordable dwelling units. (see attached map). The property is currently owned by Wal-Mart and Is under contract of sale. We acknowledge our agreement to share in the costs associated with the changes requested. Thank you for your consideration R. Erich Grosse cc: Jennifer Hedges, Wal-Mart RECEIVED October21.2013 OCT 2 1 ?Oia ^ ^. CITY OF CARLSBAD «g Director PLANNING DIVSSlON 1635 Faraday Ave Carlsbad Ca, 92008 RE: GENERAL PLAN AMENDMENT RESIDENTIAL LAND USE Dear Mr. Nue, In response to the discussions at the recent Council workshop on this issue, 1 respectfully submit the following. The Barber Trust is the land owner of two parcels (APN 209-060-56 & 57) constituting approximately 3.2 acres. Our family has owned this property since the 1960s. Since the property was annexed into the City we have had the land use designation as it is currently RH/O/C. I am currently exploring the options for the redevelopment of the site, and will soon submit a residential site plan for the City's 'Preliminary Review' process. 1 am eager to retain the RH residential designation that has the density range of 15-23du/ac. I feel our site is attractive for moderate income homeowners 'SA/orkforce housing" where residents will be able to walk or bicycle to the many employment options within a relatively short radius of our property. In addition, new homes at this density range will likely be in a tight cluster but will enjoy views out to the surrounding community from this hilltop site. If the request for retaining our current residential land use means additional analysis work as part of your current General Plan Amendment process, 1 may be willing to participate in helping to fund that work once we have been given more detailed information on what that will mean. 1 plan to attend the Council hearing scheduled for the fifth of November to restate our position stated herein. Should you have any questions or clarifications regarding our position please feel free to contact me. Respectfully, yn ^ Ross Barber Pc>rr>^05^'^^'> (^0^- C<f>^ IS ENCINA WASTEWATER AUTHORITY A Public Agency October 21, 2013 Don Neu Planning Director, City of Carisbad 1600 Carisbad Village Drive Carisbad, CA 92008 6200 Avenida Encinas Carlsbad, CA 92011-1095 Telephone (760) 438-3941 FAX (760) 438-3861 (Plant) (760) 431-7493 (Admin) Subject: Mr. Neu: Request to Consider the Inclusion of a Twenty-Three Acre Parcel Owned by the Encina Wastewater Authority within Carlsbad General Plan Update. The Encina Wastewater Authority (EWA) appreciates the diligent efforts put forth by Carlsbad City staff in preparing the subject General Plan Update (GPU). As you know, EWA possesses the fee interest in approximately twenty-three (23) acres located on Avenida Encinas between the Carisbad Water Reclamation Facility (CWRF) and Hoehn Motors Inc. (HMI). The easterly boundary of the property runs parallel to the Interstate 5 right-of-way. EWA refers to this parcel as the "South Parcel." EWA is informed that there is an opportunity for staff, the Planning Commission, and the City Council to consider additional parcels for inclusion in the GPU. EWA is interested in pursuing this opportunity. In addition, there Is an opportunity for the City of Carisbad to consider reverting excess land currently within the footprint ofthe CWRF back to EWA in order to maximize the revenue generating potential ofthe overall development. EWA is interested in discussing this opportunity at the appropriate time. In recognition ofthe foregoing, the EWA Board of Directors has conceptually approved a plan that would divide the South Parcel into three components and presents two alternative development scenarios that could be advanced further if authority is granted by the City Council to consider the South Parcel: Prospective Land Use EWA Acreage EWA + CWRF Acreage Proposed Designation Expand Car Dealership 2.0 2.0 General Commercial Multi-Family Residential 7.0 10.0 , Residential <30 Future Infrastructure 14.0 15.0 Public The attached exhibit graphically depicts a very rough approximation of how these prospective land uses might relate to one another on the site. EWA acknowledges that any sites to be analyzed for Inclusion in the GPU will require: i) additional effort and therefore increase costs to the City and associated third party consultant(s); and, ii) this increase in cost will be shared fairly among the sites being considered. We look forward to discussing these opportunities. Please contact me at your eariiest convenience to confirm your receipt ofthis communication and discuss next steps in this process. ctfully submitted, General Manager SERVING THE CHY OF VISTA, CITY OF CARLSBAD, BUENA SANITATION DISTRICT, VALLECITOS WATER DISTRICT, LEUCADIA WASTEWATER DISTRICT AND CITY OF ENCINITAS ® Piintcd on Recycled f'apcr 1^ LAND USE EXHIBIT EWA SOUTH PARCEL INTERSTATE HIGHWAY 5 fOR DSaeHT UFO SEE THE RBXKD BOUNCMfr AND EtCIMBKANCES UAP PDEPARED Bf MMSAKER » ASSOCUTES locluiig Design Groups inc< October 21, 2013 L-1107 Mayor Matt Hall 1200 Carlsbad Village Drive Carlsbad, CA 92008 Subject: La Costa Town Square Office Parcel for High Density Residential Assessor Parcel 223-050-73 - 6.32 Acres Net) Dear Mayor and Council Members, On behalf of Property Development Centers and as a follow-up on my verbal requests to the Council at the recent workshop meeting on October 15, we formaEy request the La Costa Town Square Office parcel be included in the preferred Envision Carlsbad Plan for conversion from "office" to "High Density Residential". As I mentioned, we recently received City Staff comments on our Preliminary Review Application) PRE 13-30). I have attached the September 30, 2013 staff response letter for your information. In Paragraph 3, staff has identified the concern for potential lack of dwelHng units available in the "Excess DweUing Unit Bank" but did go on and say: "staff concurs that the site is a viable site for multifamily housing given the surrounding compatible land uses of multi-family and with the provision of commercial services adjacent to the north and that adequate facilities are in place to accommodate a multi-family housing project '\ 2234 Faroclov Rvenu© • CarlsbQcl, CalifornlQ 92008 (760) 438-3182 • FAX (760) 438-0173 • €mail ldg@dujllson0ng.com October 21, 2013 Page 2 During the October 15, 2013 workshop Council Member W^oods raised a question about the units that were removed from the dwelling unit bank by the Council in 2002. Not only is the Council able to add back the excess dwelling units that were previously removed, there are also residential units that were removed from the bank and assigned to various projects that may have either under built their allotment, or the project may not have been constructed at all. Based on the above we recommend that: 1. The Council add the La Costa Town Square office parcel to the Envision Carlsbad Preferred Plan as high density residential. 2. Consider adding the dwelling units removed by the Council in 2002 back into the dwelling unit bank staying within the Hmitations of Proposition E. 3. The Council might also consider assigning the number of residential units to the projects in the Preferred Land Use Plan at the time of application when the merits of the application can be considered in the conjunction with the number of units. Property Development Centers is willing to pay for incremental costs the city might incur in connection with the potential inclusion ofthe La Costa Town Square Office parcel in the Envision Carlsbad Preferred Plan for future residential development projects. Thank you for your consideration. I have also attached the preliminary plans for multifamily we submitted with our PRE 13-30 application. Sincerely, Bob Ladwig, President Ladwig Design Group, Inc. Bl:ps cc: Council Member Mark Packard w/enclosures Council Member Keith Blackburn w/enclosures 2234 Faraday Rvenue • Carlsbad, California 92008 (760) 438-3182 • FfiX (760) 438-0173 • €maH ldg@dujllson0ng.com 7^ October 21, 2013 Page 3 Council Member Farrah Douglas w/enclosures Council Member Lorraine Woods w/enclosures Dave Zylstra PDC, LLC w/enclosures Enclosure: 2234 Faraday fivenue • Carlsbad, California 92008 (760) 438-3182 • FfiX (760) 438-0173 • €mall ldg@dujllson0ng.com <£wl^ CITY OF VXARLSBAD Community & Economic Development www.carlsbadca.gov September 30, 2013 Ladwig Design Group 2234 Faraday Avenue Q^*^ Carlsbad CA 92008 ^eC©^®^ SUBJECT: PRE 13-30 - LA COSTA TOWN SQUARE APN: 223-050-73-00 Thank you for submitting a preliminary review for a 90 unit apartment project proposed at the La Costa Town Square Office site located on the north side of La Costa Avenue at Calle Timiteo. The project site, an approximately 7.2 acre site, currently is graded and undeveloped. In response to your application, the Planning Division has prepared this comment letter. Please note that the purpose of a preliminary review is to provide you with direction and comments on the overall concept of your project. This preliminarv review does not represent an In-deoth analvsis of vour proiect. It Is Intended to give vou feedback on critical Issues based upon the Infomnation provided In vour submittal. This review is based upon the plans, policies, and standards In effect as of the date of this review. Please be aware that at the time of a formal application submittal, new plans, polldes. and standards mav be In effect and additional Issues of concem mav be raised through a more specific and detailed review. Planning; General: 1. General Plan and zoning designations for the property are as follows: a. General Plan: Office b. Zoning: Planned Community (Office) c. Project is within the La Costa Master Plan d. A Hillside development Permit would not be required, but the project shall follow the develooment standards ofthe Hillside Orriinance. 2. The project requires the following permits: a. General Plan Amendment b. Master Plan Amendment c. Site Development Plan (multi-family apartments) 3. The City is currently in the process of comprehensively updating our General Plan. As part of that process, the City Council has accepted a draft Preferred Land Use Plan that allocates the bulk of the existing number of dwelling units in the City's excess dwelling unit bank to sites as identified on the draft Plan. The La Costa Town Square site is not one of the recommended sites and no residential units have been recommended for this project site. The requested land use change from Office to Residential High Density would require an allocation of 90 dwelling units from the excess dwelling unit bank. However, there is anticipated to be few to no dwelling units remaining in the excess dwelling unit bank after the subtraction of the dwelling unit allocations recommended by the City Council for the Preferred Land Use Plan. Whatever small balance there could be is likely insuffident /) vA Planning Division 1635 Faraday Avenue, Carlsbad, CA 92008-7314 T 760-602-4600 F 760-602-8559 PRE 13-30 - LA COSTA TOWN SQUARE September 30, 2013 Page 2 in quantity to support the requested land use change. In addition, the City Coundl has previously expressed a strong reluctance to reallocate bacl^ into the bank the dwelling units that were removed from the excess dwelling unit bank in 2002. Given the above discussion points, and absent any other different policy direction from our City Coundl, staff is still unable to support the requested land use change from Office to Residential High Density. Additional information regarding the Coundl's policy on the excess dwelling unit bank may result from the comprehensive General Plan Update that will provide better direction to staff and the development community on future development. Notwithstanding the above comments, staff concurs that the site is a viable site for multi-family housing given the surrounding compatible land uses of multi-family and with the provision of commerdal services adjacent to the north and that adequate faalities are in place to accommodate a multi-family housing project. — Pursuant to the applicant's direction, planning staff did not provide any site design or architectural comments on the project. 5. Future apartment projects will be subject to the payment of an affordable housing impact fee which is presently being developed. All necessary application forms, submittal requirements, and fee information are available at the Planning counter located in the Faraday Building at 1635 Faraday Avenue or on line at www.carlsbadca.gov. You may also access the General Plan Land Use Element and the Zoning Ordinance online at the website address shown; select Department Listing; select Planning Home Page. Please review all information carefully before submitting. Land Development Engineering; Traffic: The difference in traffic ADT from 55,000 SF of office (1000 ADT) to 90 apartments (720) ADT is only 280 ADT. This reduction in traffic volume means that the proposed change in use has no additional traffic impact. However the proposed change in use will not change the traffic mitigation requirements for La Costa Town Square project per the approved EIR 01-02. Condition 43 and 44 of Resolution 6583 regarding the installation of traffic signals at the intersections of La Costa Avenue and Calle Timiteo and La Costa Avenue and Camino de los Coches still apply to this proposed residential project. The traffic memo from Urban Systems Associates, Inc. dated May 22, 2013 indicates that the change in use will not affect the timing of the traffic signal Installation at La Costa Avenue and Calle Timiteo intersection. The timing ofthe traffic signal installation will be determined by the City of Carlsbad. The city will evaluate the traffic signal warrant within 5 years after the last occupancy permit is issued for La Costa Town Square Development induding La Costa Town Square Commercial, La Costa Town Square Residential and either the approved Office development or this proposed residential apartments. General; Although the applicant requested not to focus the preliminary review on the details of the grading and development ofthe site, the following comments are provided as reminders: 1. The previously approved grading plan, DWG 474-7A, shows that the eastern portion of the project site, approximately 3.9 acres, discharges directly into the existing public storm drain fadlity at La Costa Avenue and connects to the existing 72" culvert crossing under Camino de los Coches, 2^ PRE 13-30 - LA COSTA TOWN SQUARE September 30, 2013 Page 3 downstream of the existing detention basin fadlity. Since the site drainage by-passes the detention basin fadlity, any increases in run-off from this proposed development must be detained on-site. The eastern portion ofthe site, approximately 2,39 acres discharges directly into the detention basin for the La Costa Town Square commercial site. The hydrology study for the commercial site indicates that detention facility was not sized to accommodate the increase in 100 year storm run-off from this project site. The preliminary grading and utility plan for this proposed project should show a detention fadlity designed to mitigate any increases in run-off from the development. Provide a preliminary hydrology study that determines the predevelopment and post development flows. Include preliminary recommendations on the anticipated storm drain facilities required as part of the development. 2. This project is a priority project. The site plan must include on-site treatment control BMP and hydromodification facilities. A preliminary Storm Water Management Plan (SWMP) report will be required. The preliminary SWMP must indude appropriate analysis and sizing calculations for flow control (hydromodification) and treatment control BMP faalities in accordance with the latest City of Carisbad Standard Urban Stormwater Management Plan (SUSMP). Please refer to Engineering Standard, Volume 4, Chapter 2 at: httD://www,carisbadca.gov/standards Please note that the upcoming City of Carlsbad BMP Design Manual pursuant to provision E.3.d of the new California Regional Water Quality Control Board (RWQCB) Order No. R9-2013-001 adopted on June 27, 2013. The project must demonstrate compliance with latest storm water requirements to the satisfaction ofthe city engineer. Complete a Storm Water Standards Questionnaire, form E-34 available on the City of Carisbad web- site at: httD://www.carlsbadca.gov/business/building/permittinR- process/pages/applications handouts.aspx 3. The project is proposing a single entry development for 90 units. Engineering Standard Chapter 3.3.C.(2) allows only up to 50 units with special approval from the city fire marshal and city engineer, if the curb to curb distance is 40 feet. A single entry development for 90 units is not acceptable unless a standard waiver request is approved by the fire marshal and city engineer. Submit a formal written waiver request to the city engineer in accordance with Engineering Standard Chapter 18. 4. Meet with the Fire Department to identify the necessary fire protection measures required for this project (access, fire hydrants, sprinkler systems, etc.) All proposed fire hydrants must be sen/ed by public water mains. 5. Redesign the main driveway to indude adequate turnaround areas for the fire truck and obtain fire department approval. 6. Indicate how a truck (per Caltrans 407-E) with a 42-foot turning radius will drculate throughout the site. Show the inside and outside tire tracks. 7. / Provide a minimum of 5 feet x 24 feet backup dearance at the end of each driveway to allow vehides parked In the garages of the end units to maneuver out of the garages. See red-lined comments on the plans. 21 PRE 13-30 - LA COSTA TOWN SQUARE September 30, 2013 Page 4 8. Show all existing and proposed utilities, such as sewer and water faalities, and all their appurtenances (access holes, valves, fire hydrants, blow-offs, air-release valves, etc.). 9. Include a typical street section of La Costa Avenue that indicates existing and proposed improvements (pavement, curb, gutter, sidewalk, centeriine, street lights, fire hydrants, etc.). 10. Coordinate with NCTD regarding their requirements for this project. Show required NCTD facilities, if any. 11. Obtain approval from Leucadia Wastewater District for the proposed sewer system for this project. 12. Obtain approval from Olivenhain Municipal Water District for the proposed water system for this project. 13. This project will be conditioned to submit CC&Rs or other recorded document addressing maintenance, repair and replacement of shared improvements such as private driveway, BMP facilities, etc. 14. Note that conditions 26, 27, 28, 29, 40, 41, 42, 43, 44, 45, 46 of Planning Commission Resolution 6583 will be added as conditions of approval for this project. 15. A Preliminary Title Report (PR) issued within 6 months of formal application submittal will be required for the proposed project. 16. Indicate proposed ADT (traffic), EDU's (sewer), GPM (potable water), and GPM (reclaimed water) for this project. 17. See redlined prints for additional comments. This preliminary review does not constitute a complete review ofthe proposed project and additional items of concern may be identified upon formal project application submittal. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Van Lynch at the number below. You may also contact each department individually as follows: • Planning Division: Van Lynch, Senior Planner, at (760) 602-4514. • Land Development Engineering: Tecla Levy, Project Engineer, at (760) 602-2733. • Fire Department: Gregory Ryan, Fire Inspections, at (760) 602-4666. Sincerely, CHRIS DeCERBO Principal Planner CD:VL:fn Rick Henderson, Property Development Centers, 5918 Stoneridge Mall Rd, Pleasanton CA 94588 Don Neu, City Planner Chris DeCerbo, Principal Planner Tecla Levy, Project Engineer Gregory Ryan, Fire Prevention Bill Plummer, Engineering Manager File Copy Data Entry Acres: +7.2 ac (±3.8 ac net) Units: ±90 units Density: ±12.5 du/ac (±23.6 du/ac net) Parking: Garages: ±ISO spaces (2 sp/unit) Guest Paridng: ±33 spaces Total: ±213 spaces (±2.36 sp/unit) LA COSTA TOWN SQUARE - PARCEL 3 KB Home Coastal Inc. 36310 Inland Valley Drive Wildomar, Ca 92595 CONCEPTUAL SITE PUN Caiisbad, CA KTGY Group, Inc. Architcctufc+Planning 17922 Fteh IfwTC. CA 9261« 949.851,2133 kigy.com 0 20 4S 1 I I LA COSTA TOWN SQUARE - PARCEL 3 KB rAAE KB Horn* Coaalal inc. 36310 Inland Valley Dfive Wildomar, Ca 92S9S California Modern Carlstad. CA 11«t • ntt.w» ttniimi AichHBCtm + Planning 17922 Fiteh Irvine. CA 92614 949.651.2133 ktgycom ALO L_A COSTA TOWN SQUARE - PARCEL 3 KB HOME KB Home Coastal Inc. 36310 Inland Valley Drive Wildomar. Ca 92595 Spanish Heritage Carlsbad, C A Al.l ArchltBctum + Planning 17922 Fitch Irvine, CA 92614 949 851.2133 ktgy.com LA COSTA TOWN SQUARE - PARCEL 3 KB HCJIC KB Home Coastal inc. 36310 Inland Valley Drive Wildomar, Ca 92595 Craftsman mm Carlsbad. CA AI.2 AfchitBCture + Planning 17922 Fitch Inline, CA 92614 949 851.2133 ktgy.com THIRD FLOM SECOND FLOOIl FIRSr FIOOX LA COSTA TOWN SQUARE - PARCEL 3 KB HotiM Coastal Inc. 36310 inland Valley Drive Wildofnar.Ca 92595 TYPICAL BUILDING COMPOSITE Carlsbid, CA I I ( f » ll(IU)ll) 17922 Fteh livjna.CA 92614 94a851.2133 klgy,com A2.0 LA COSTA TOWN SQUARE - PARCEL 3 KB KB Homa Coastal Inc. 36310 Inland Valley Drive Wildomar, Ca 9299S PI-II50sf(net)-2bd/2.5ba P_2 • I 3 0 0 s f (n e t) - 3 b d / 2 .5 b a Carlsbad. CA 11 11 « i«ii-ii4t imi/ift!) ArcMactura • 17922 Fteh lnAne.CA 92614 949.eS1.2133 klgy.com A3.0. If SECOWPFLCXjt! LA COSTA TOWN SQUARE - PARCEL 3 KB Horns Coastal Inc. 36310 Inland Valley Drive Wildomar, Ca92SeS P 3 - I 7 4 I s f(n e t) - 4 b d/3.5b a Carlsbad, CA ltd* ]oii-iMi M/iinin AictiHaclura Ptannlng 17922 HiEh livine,CA9QE14 949J5iai33 3 t3 15 WP Golf & Equestrian, LLC 5796 Annada Drive Suite 300 Carisbad,Califoraia 92008 October 23,2013 BY EMAIL Mr. David de Cordova, Principal Planner City of Carlsbad Planning Division 1635 Faraday Avenue Carlsbad, CA 92008-7314 RE: Changes to the Envision Carlsbad Preferred Plan 10.41 acres in Focus Area # 5 - Sunny Creek (RLM-8) APN 209-060-72 Dear Mr. de Cordova, WP Golf & Equestrian, LLC is the owner ofthe referenced property (internally identified as "EC South*'). We are writing to request that the land-use designation for "EC South" property be changed to reflect the following on the Envision Carlsbad General Plan update. The "EC South" property is currently shown in the draft plan what was discussed as last week's workshop as "RMH" with a developable area of 2.71 ac. for 30 residential units. We are requesting that you please change the land-use designation to "RH-23", which designation will allow for a minimum of 43 units on the 2,71 ac. of developable land shown m the General Plan update that will be submitted to the Council on November 5,2013. WP Golf & Equestrian, LLC is a company wholly ovmed by West Partners, LLC ("West") and as you may be aware. West is the parent company of owners of other properties ("Dos Colinas" and the "Cantarini Ranch") within the immediate vicinity ofthe EC South property. Both Dos Colinas and Cantarini Ranch have development approval conditions requiring the provision of affordable housing units (together, the two properties must provide a total of 43 such affordable units) and it is West's thinking that one possibility for providing such units would be to place the units on EC South. If your office is able to accommodate the above requested change, this will confirm that WP Golf & Equestrian, LLC will share in any costs associated with such change. Thank you for your consideration of the above request. WestPartners, LLC Dennis O'Brien President DB/sp Andrea Dykes All Receive - Agenda Item # For the Information of the: CITY COUNCIL From: Sent: To: Co: Subject: Attachments: James Whalen <james@jwhalen.net> Tuesday, October 29, 2013 11:56 AM Council Internet Email David de Cordova; Christer Westman; Gayl Hynek (kgb2hynek@hotmail.com) November 5 Hearing, Agenda Item, General Plan Inclusion for Hynek Property CarlsbadGPMayor-CouncilLetterl 0-29-13.pdf "^^©^^y^ City Manager Dear Mayor Hall and Members ofthe City Council: Please find attached a letter requesting inclusion ofthe Hynek property in the City's Envision Carlsbad General Plan Update. Please do not hesitate to call if you have any questions. We plan to appear before you at the November 5 Council hearing to make this request in person. Best regards, Jim Whalen J. Whalen Associates, inc. October 29. 2013 Mayor Matt Hall Mayor Pro Tem Mark Packard Council Member Keith Blackburn Council Member Farrah Golshan Douglas Council Member Lorraine Wood 1200 Carlsbad Village Drive Carlsbad, CA 92008 Re: Request to Indude APN# 212-010-03-00 in General Plan Update (November 5,2013 Council Hearing Agenda Item) Dear Mayor Hall and Council Members: Our clients, Brian and Gayl Hynek, own a 21,9-acre undeveloped parcel in Carlsbad, APN# 212-010-03-00, referred to as Oceanview Carlsbad. By letter addressed to David de Cordova, dated October 22, 2013, we have requested that this property be included in the General Plan update. Mr. de Cordova has indicated that we will have the chance to testily before Council at the hearing on November 5,2013. We appreciate your Council's willingness to consider additional input and look forward to the opportunity to address Council at that time. Currently, the property is designated for Residential Low Density (RL) (5,4 acres) and Open Space (OS) (16.5 acres), and has an approved tentative subdivision map (02-06x1) for five residential lots on the 5.4 acres. Building a five-lot residential development, however, has proven to be inconsistent with the neighborhood's community character as well as economically infeasible. Therefore, we are seeking a re-designation ofthe 5.4 acres of RL land to Residential Low-Medium Density [RLM). A RLM designation will permit our client to pursue an appropriate and economically viable residential deveiopment. The final subdivision would be determined through the entitlennent process, We greatly appreciate this opportunity to have Ooeanview Carlsbad considered for inclusion in the General Plan update, and are hopeful Council will approve the requested redesignation. We look forward to working with Council and City staff as the update proceeds. Please do not hesitate to contact me for additional information about the property or proposed project, or with any other questions. Very truly yours, J. Whalen Associates, Inc., a California coloration rian & Gayl Hynek, Oceanview Carlsbad, LLC All Receiwe-Ai0«€lar^em^ <#'(^% CITY OF For the Information of the: ^^'CARLSBAD ACM^^TCT^'C^. Date City Manager Memorandum November 5, 2013 To: Kevin Crawford, Acting City Manager From: Don Neu, City Planner Via Kathy Dodson, Community and Economic Development Director Re: November 5, 2013 City Council Agenda Item 19 Attached is a letter that was inadvertently not included with the Agenda Bill (#21,417) for item 19 of tonight's City Council agenda. The letter should be added to Exhibit 2 ofthe Agenda Bill. If you have any questions, please contact David de Cordova at 760-602-4604 or david.decordova@carlsbadca.gov. Attachment DN:DD:bd Community & Economic Development Ml 1635 Faraday Ave. I Carlsbad, CA 92008 I 760-602-2710 I 760-602-8560 fax J. Whalen Associates, Inc. 1663 Hotel Cia:!'' honi «19 ml 5585 f ,\ vV vv. •'.•vfial^^n. October 22,2013 Mr. David de Cordova Principal Planner City of Carlsbad 1635 Faraday Avenue Carlsbad, CA 92008-7314 RE: Request for Inclusion in General Plan Update Dear Mr, de Cordova: Thank you for your response to our inquiry about having a property s ( D vj i Cal f fr 3 included in the Carlsbad General Plan update. As you have explained, the City Council wiU meet November 5, 2013 to consider potential '^' 0 additional sites for inclusion in the update. We request, and would greatly appreciate, haviiig our client's 21.9 acre residential parcel known '' ' ' as Oceanview Carlsbad, APN # 212-010-03-00, considered for inclusion. Currently, this property is designated for Residential Low Density (RL) (5.4 acres) and Open Space (OS) (16.5 acres), and has an approved tentative subdivision map (02-06x1) for five residential lots on the 5.4 acres. Building a five-lot residential development, however, has proven to be economically infeasible. Therefore, we are seeking a re-designation of die 5.4 acres of RL land to Residential Low-Medium Density (RLM). A RLM designation will perniit our client to pursue an economically viable residential development. The final subdivision would be determined through the entitlement process. We understand that there will be costs associated with the City evaluating the property for inclusion in the General Plan update and EIR, and are willing to cover these costs. We look forward to being part of this process, and anticipate a fruitful outcome. Please advise on next steps. Very truly yours, J. Whalen Associates, Inc., jrporation James E. Whalen President Gayl Hynek For the Information of the: r * TWAIN CUL-DE-SAC PROJECT I 4 Voice your opinion on the proposed 15- home residential community on Twain Ave. DATE: Sunday, October 20, 2013 WHERE: 2090 Twain Ave. TIME: 4 pm-6 pm PUBLIC HEARING: UOV S, CARLSBAD CITY HALL ' ' October 20, 2013 We the undersigned, hereby indicate our opposition to the proposed Hynek Property plans to build more than the originally approved 5 homes, on the south cul-de-sac of Twain Ave. We hereby request that the process of approving any changes to the original plans be delayed so that sufficient time is given to the neighbors in Spyglass Hills, to give their input and approval. 1 B io U \Z \ h Name ] 3 irK- Mf^sh^ Address VV Phone# Signature Page 1 of 8 October 20,2013 6 id J2C 2i 23. as '2A\ Name ll Ci >AAM-^ Address 7^ \i M.^if. ^'f/AJ ^^^r Phone# -^Ca Soo ,l/o| -76c) 505 79^7 7^ ?,^7-.if7,; IL ll ~76i> ^0 2. <p^6 Signature AA^ ^^-^ AA~^^^''*sijL(^ Page 2 of 8 October 20,2013 Zi 3B m 41 Name Addresa >o9o r/WK^^i/< Phone* loo -uo^ - o 7Co- Signature Page 3 of 8 Morgen Fry Subject: FW: Keith Blackburn - Hynek Property Plans Importance: High From: Alexandra Aram [mailto:alexharam(g)qmail.coml Sent: Monday, November 04, 2013 9:08 AM To: Council Internet Email Subject: Keith Blackburn - Hynek Property Plans Dear Mr. Blackbum, I am emailing today to inform you of my opposition to the proposed Hynek Property plans to build more than the originally approved 5 homes on the south cul-de-sc of Twain Avenue. I have signed a neighborhood petition that is circulating and thus far has 46 signatures that states the same grievance. Please note and take into consideration our opposition when meeting at City Hall this week as neighbors that would be negatively impacted economically, along with substantial increase in amount of traffic, disturbance and loss of delicate wildlife, and possible elimination of public nature trails if this project were allowed to explode into 15 single-family residences. Thank you for your consideration and I hope to meet with you in person at the meeting tomorrow. +God Bless+ Alexandra & Mehran Aram 2090 Twain Ave 760-438-2635 Morgen Fry Subject: FW: Matt Hall RE: Proposed Hyneck property plans at the south end of Twain Ave —Original Message— From: Jim Haskin fmailto:ihaskin@gmail.com1 Sent: Monday, November 04, 2013 12:01 PM To: Council Internet Email Subject: TO: Matt Hall RE: Proposed Hyneck property plans at the south end of Twain Ave Dear Mr. Hall, I am emailing you to express my concerns regarding the new plans that were recently exposed for the property at the south end of Twain Ave. When I purchased my home on Twain Ave in 2011 It was with the understanding that there was potential for the plot at the end ofthe street to be developed for 5 gate guarded ocean view homes at the end of Twain. I did not view that as a concern because 5 homes would not generate additional noise and traffic on Twain or the roads coming up from Cannon Road. A sign describing that development plan was posted at the end of Twain and according to my Realtor that had been the plans for several years. I was notified by a neighbor recently that not only is the builder now moving forward, but that the plans have suddenly been changed to include 15 residences on the same property that was originally spec'd for 5 homes, and I am told this is suddenly on the docket for final approval at tomorrow's council meeting. I will be out of town and unable to attend in person; I ask the members of the Carlsbad City Council to represent the exiting home owners on Twain Avenue and OPPOSE these plans. It is grossly unfair that these plans were changed and submitted with no notice to the existing homeowners and no opportunity was provided for debate and discussion - if not for the notice from one of my neighbors I would be unaware that this was even under consideration. The new plans call for 15 houses on lots as small as 7000 s ft - essentially changing the plan from a low density high average home cost to a high density zero-lot-line development. This will dramatically change the nature ofthe neighborhood into which we all invested - and will change Twain Ave from a quiet residential street into a busy street with the new addition of 30-45 cars at these new homes. I fear the negative impact on quality of life, property values, and the impact ofthe year long construction project on our neighborhood. Please oppose this bait-and-switch approach to planning approval. Please preserve the nature of our neighborhood in Spyglass Hills; at the very least a series of information sessions and a public forum for information and review should be required before any variance from the original 5 home plan is approved. Thank you for your time and consideration. Sincerely yours, Jim Haskin 2105 Twain Ave. 858.779.4307 BENTEQ BENTI.EY EQUITY, INC. www.dinhcntley»p»m 760.476.9572 - ofc 760.809.5216-cell 7449 Mag^lan Sfreet Carlsbad, CA 92011 hfint6q@roadrunnef.CQm November 5,2013 Mayor Matt Hall Carlsbad City Council 1200 Carlsbad Village Drive Carlsbad, CA 92008 Via E-mail & U.S. Mail RE: Envision Carlsbad; Resolution No. 2013-259 Dear Mayor Hall and City Council Members: As a City resident with 20 years of land use entitlement and de velopment experience tti Carlsbad, and current property ownership interests in the Zone 15 area, I support City Staff's recommendations in connection with City Council Resolution No. 2013-259. More particularly, the proposed mixed-use (multi-family + retail) desi^ation for fhe 17-acre "Wal- mart" site is a superior land use designation (vs. all retail) that will support lhat property's highest and best use development and complement the Zone 15 area. Similarly, I appreciate Staffs conclusion that higher density apartment development on the nearby "Area 5-Sunny Creek" equestrian property is incompatible with that site's extraordinary flood plain and other environmental constraints. Moreover, the conditions of approval for the MDR/Encinas Creek Apartment project coupled with additional multi-family units proposed under the Envision Carlsbad plan obviate the need for afford- able apartment units on that site. We appreciate flie Staffs good woik and look forwaid to the timely completion of the Envision Carlsbad General Plan. iank you fj on of my input, Da^id M. Bentley? CCIM - President Bentley Equity, tnc. (Zone 15 Property Interests: Cantarini Ranch/Bent-West, LLC; DB Lubliner; Parcel 4/Bentley-Wing Investments & RCOA) cc: Mr. David de Cordova, Priticipal Planner C i ty of C arlsbad - Planning 1635 Faraday Avenue, Carlsbad, CA 92008 I*-13 For the Informafion of ^e: CITY COUNCIL ACM i^&^A CC Date fffk' City Manager WP Golf & Equestrian, LLC 5796 Aimada Drive Suite 300 Carislmd, CaUfomia 92008 November 5,2013 Carlsbad City Council 1200 Carlsbad Village Drive Carlsbad, CA 92008 RE: Changes to the Envision Carlsbad Preferred Plan - Sunny Creek RLM -8 Area 5-Sunny Creek APN 209-060-72 Dear Council Members: We have reviewed City Council Agenda Bill 21,417 for Envision Carlsbad including Exhibit A. In the Consideration and Staff Recommendation section of Exhibit A, we noted that Staff is recommending that the Council not "...include the requested higher density (forthe referenced property) In General Plan Update." As noted In our letter of October 23,2013, the neferenced property has an area of 10.41 acres. The property Is located fn a "Standards Area" ofthe Carlsbad Habitat Management Plan (''HMP") and Section D.3.C of the HMP states: There are several properties within the standards areas which are extremely important to planning a viable preserve system because of their geographical location (e.g. linkage) or the habitat type occurring on the property. In order to allow reasonable economic use of these properties, the standards allow at least 25% of the property to be developed, in the least environmentally damaging location, while 75% will be conserved. We recognize that the property is located entirely within the 100 year floodplain and the HMP restricts any development In the floodplain. However, as stated in the HMP (and above) the "...standards allow at least 25% ofthe property to be developed". We would like to point out that a significant portion of the property Is expected to be dedicated to a viable preserve system and conserved as part ofthe proposed Zone 15 LFMP Improvements, consistent with the contents of Section D.3.CoftheHMP. The density being requested (RH23) for eventual development on the property would allow this area to be developed fn a manner compatible with the proposed density on the adjacent Sunny Creek Commercial site, WP Golf & Equestrian, LLC believes that the designation of this property as RH23 would fead to a more cohesive design for this area, while providing potential for the provision of affordable residential units in close proximity to commerdal uses, employment opportunities and public transportation, (1) WP Golf & Equestrian, LLC respectfully requests that the City Council direct staff to consider the designation of this property to RH23 as a part of the additional analysis being prepared for Envision Carlsbad Phase 2. As stated In our previous letter, WP Golf & Equestrian LLC will share in the costs associated with this effort. Thank you for your consideration ofthe above request. West Partners, LLC Dennis O'Brien President cc. Don Neu David DeCordova CARLSBAD CITY COUNCIL MEETING Request for Inclusion in GP Update: Information Package Prepared for: Oceanview Carlsbad, APN #212-010-03-00 Prepared by: J. Whalen Associates, Inc. 1660 Hotel Circle N., Suite 725 San Diego, CA 92108 November 5, 2013 TABLE OF CONTENTS I. Introduction 3 II. Project Site Photographs 3-6 Project Footprint {prepared by Landmark Consulting) 7-8 III. 5-lot subdivision (approved) IV. 15-lot (proposed) V. Preliminary Review Letter (May 22,2013) 9 VI. Request for Inclusion Letter (October 22,2013) 10 VII. Housing Element Sites Inventory (Carlsbad, 2013) 11 Table B.4: Vacant and Underutilized Sites for Above Moderate Income Households (Carlsbad, 2013) 1. Introduction Thank you for the opportunity to request inclusion of the Hynek's Oceanview Carlsbad residential development project in the Envision Carlsbad General Plan update. This package of materials is intended to provide further detail for Council review in addition to the oral presentations of Gayl Hynek and her consultant, Jim Whalen. The package contains the following items: • photographs of the project site • exhibits prepared by Landmark Consulting (November 2013) illustrating the better fit of a 15-lot subdivision (ii) with the adjacent neighborhood than the previously approved 5-lot subdivision (i) • Preliminary Review Letter prepared by staff in May 2013 • Request for Inclusion Letter submitted to David de Cordova by J. Whalen Associates, Inc. in October 2013 • The Housing Element Sites Inventory prepared for the City of Carlsbad's Housing Element (2013) II. Project Site Photograph.s Fio ure J f iguie 2 Figure 3 Figure 4 JwjA 111. Project Footprint: 5-Lot Approved Subdivision CONSISTENCY WITH SURROUNDING DEVELOPMENT EXHIBIT APPROVED CT02-06 DATE: 11.04.2013 F:\Dropbox\170-l\Exhibits\1701 5 Lot exhibit.dwg, 11/4/2013 3:30:39 PM, DWG To PDF.pc3 IV. Project Footprint: 15-Lot Proposed Subdivision V. Preliminary Review Letter Highlights: • Staff supportive conditionally • Encouraged to work with neighbors • Project requires transfer of units from EDUB (see next page) <^»#^ CITV OF V CARLSBAD Community & Economic Development www.carlsbadca.gov May 22, 2013 James Whalen 1660 Hotel Circle North, Suite 725 San DIego, CA 92108 SUBJEa: PRE 13-14 Ocean View Carisbad APN: 212-010-03-00 Thank you for submitting a preliminary review for a 20 lot subdivision comprised of 18 minimum 8,000 square foot single family residential lots, a private street lot, and an open space lot proposed at the southern terminus of Twain Avenue. The project site, an approximately 21.9 acre k>t, currently is undeveloped but has approval for a subdivision comprised of five minimum 30,000 square foot residential lots, one private street lot, and one open space tot. In response to your application, the Planning Division has prepared this comment letter. Please note that the purpose of a preliminary review is to provkie you with direction and comments on the overall concept of your project. This prdimlnarv review does not represent an in-denth analvsis of vour oroiect. It is intended to give vou feedback on critical issues based upon the information provided In vour submittal. This review is based upon the plans, poiidcs. and standards in effect as ofthe date of this review. Please be aware that at the time of a formal application submittal, new plans, policies, and standards mav be In effect and additional issues of concem mav be raised through a more spedfic and detailed review. Planning; General 1. General Plan and zoning designations for the property are as follows: a. General Plan: Residential Low (RL), (0-1.5 units/ac.) Growth Management Control Point of 1 unit/ac. and Open Space (OS) b. Zoning: One Family Residential (R-1-30,000) and Open Space (OS) c. The property is in the Coastal Zone. The Coastal land use designation and zone are the same as the general plan and zoning above. 2. The project requires the following permits: a. General Plan Amendment (RL to RLM) b. Zone Change (R-1-30,000 to R-l) c. Local Coastal Program Amendment (Land Use and Zoning) d. Tentative Map (18 residential lots, one private street lot, and one open space lot) e. Planned Devek)pment Permit (Private Street) f. Site Devetopment Plan (Onsite Industonary Housing) g. Hillside Development PermK (Hillside Grading) h. Habitat Management Permit (Habitat Disturbance) 3. Increasing the number of residential units allowed on the property from 5 to 18 will require a transfer of units to the site from the City's Excess Dwelling Unit Bank (EDU8) in the northwest quadrant. The City is currently in the midst of a General Plan Update of which a significant component is the allocation of the currently available excess dwelling units in each quadrant to Planning D^^l^h preferred properties that were identified through the General Plan Update outreach 1635 Faraday Ave.nue. Carlsbad, CA 92008-7314 T 760-602-4600 F 760-602-8559 ® PRE 13-14 - OCEAN VIEW CARLSBAD May 22, 2013 Pa£e2 process (Enviston Carlsbad) public forums. The General Plan Update is expected to be presented to the City Council at public hearings towards the end of the year. There is the some merit to the proposal's smaller 8,000 square foot lots based upon Its land use compatibility with the adjacent single family residential subdh^lsion which is comprised of minimum 8,000 square foot tots to the north. However, given the status of the General Plan Update process and the effect that City Coundl's declstons may have on the EDUB towards the end of the year, staff Is unable to commit to support the request at this time. 4. Staff recommends canvasing the existing neighborhood atong Twain Avenue for reacttons to a proposed Increase of residential units at this location. Land Development Engineering; Storm Water 5. llie California Regional Water Quality Control Board is expected issue a new Municipal Permit that governs storm water designs for new and re-development projects in the San Diego region. This project will be subject to the 'Priority Devetopment Project' stormwater requirements of that permit and will be required to satisfy the most current storm water standards per the cit/s Standard Urban Stormwater Management Plan (SUSMP) and state water quality regulations. 6. A preliminary Storm Water Management Plan (SWMP) will be required, it should demonstrate how the project meets storm water treatment requirements, how the project incorporates tow impact development (site design) approaches to ensure that runoff from impervtous areas (roofs, pavement, etc.) are drained through landscaped (pervious) areas and how required hydromodification (runoff reduction) requirements are met. Design requirements of the SUSMP will apply to the prh^ate streets and to the lots as they will be finally developed. Assume design concepts for driveways, rooftops and hardscape landscape elements to estimate SUSMP requirements. 7. If stormwater infiltration is proposed, the preliminary geotechnical investigation should address infiltratton adjacent to building and wall footings as well as the infiltration rate ofthe soil. Streets 8. An offsite public street and utility easement over a portton of Lot 38 of Map 14340 is required to complete the public right of way for the existing cul-de-sac at the end of Twain Avenue. 9. The proposed private street section should show, at a minimum, a 56' width between property lines, a 34' width between the curb faces and a 5' sidewalk 5.5' behind the face of curb. See next comment. 10. The proposed gate should be set back within the development to preclude the need for vehicles to maneuver or stack within the public traveled way when entering the project. 11. _ Provide a turn-around or internal circulation element to preclude the need for vehicles to back onto the public traveled way from the private street should access to the project be unavailable. 12. Developer should meet with the Fire Department to determine if additional street width or improvements are necessary to meet fire protection requirements. Contact Gregory Ryan at (760)- 602-4663 or by e-mail at Gregorv.Rvan@carlsbadca.eov. PRE 13-14 - OCEAN VIEW CARLSBAD May 22,2013 PageJ 13. The street section adjacent to lots 15 and 16 may not need to be configured as a knuckle, subject to the approval of the City Engineer, as long as the required street frontage width of 33' per Section 20.16.110 (5) of the city's municipal code is provided. 14. Street lights should be shown in all cul-de-sacs, the street intersection and the street knuckle. Grading 15. A preliminary geotechnical report should be included with any formal application. 16. The grading concept should include proposed street elevations at all lot access points and grading with the lot to demonstrate access to the pad elevations. Drainage 17. Demonstrate the proposed method of drainage for those lots that do not drain to the street. 18. The proposed drainage easements between Lots 4/5 and Lots 10/11 should be relocated or extended to drain to an existing drainage course. Easements 19. A Preliminary Title Report (PTR) issued within 6 months of any formal applicatton is required to be submitted with the application. 20. All existing and proposed easements should be shown on the tentative map. Water 21. A water system analysis may be required to determine necessary water system upgrades and extenstons. Six existing residences and one fire hydrant on Twain Ave. are currently served by the dead end line proposed for extension to this development. City of Carbbad Engineering Standards do not allow more than 18 residences and not more than one fire hydrant to be served by a dead- end waterline. 22. Developer should meet with the Fire Department to determine the number and locattons of fire hydrants required for this project. Contact Gregory Ryan at (760)-602-4663 or by e-mail at Gregorv.Rvan@carlsbadca.eov. Sewer 23. Demonstrate the method of sewage disposal. If a private lift station and force main system Is proposed, show the location of the gravity collection system elements, the lift station and the force main, The private fadlity may need to be built to public standards to serve all tots proposed. Refer to the City of Carlsbad Engineering Standards Volume 1 Chapter 6 Pages 7 and 8, General Guidelines for Sewer Force Mains and General Guidelines for Sewer Lift Stations. Additional Comments 24. Proposed changes to the number of lots, the lot layout, the street alignment and the required Infrastructure improvements are significant enough that a new tentative subdivision map and related development applications will be required. PRE 13-14 - OCEAN VIEW CARLSBAD May 22,2013 Page 4 25. Developer is referred to the following note which appears on both the approved tentative map and the substantial conformance exhibit for CT 02-06 as it affects the design proposal as shown: 'This project has an agreement with the adjacent developer (CT 97-16) to modify the improvements in their temporary cul-de-sac at the end of existing Twain Ave, the removal of a retaining wall at the end of the temporary cul-de-sac, permission for Lot 38 of Tract 97-16 to extend a slope onto Lot 5 of this project. Lot 5 of this project will grant an exclusive use easement over the slope extending onto Lot 38 CT 97-16 and Lot 38 will redprocate by granting Lot 5 of this project the right to drain the portion of the slope facing Lot 38 onto Lot 38." 26. Developer is encouraged to review City Council Resolutions 2004-068, 069, 070, 071 and 072 for conditions of approval related to the approval of CT 02-06. Note: This preliminary review does not constitute a complete review of the proposed project. Additional items of concern may be identified after review of a formal projed application. All necessary application forms, submittal requirements, and fee information are available at the Planning counter located in the Faraday Building at 1635 Faraday Avenue or on line at www.carlsbadca.Bov. You may also access the General Plan Land Use Element and the Zoning Ordinance online at the website address shown; select Department Listing; select Planning Home Page. Please review all information carefully before submitting. If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Christer Westman at the number betow. You may also contact each department individually as follows: • Planning Division: Christer Westman, Senior Planner, at (760) 602-4614. • Land Development Engineering: Steve Bobbett, Project Engineer, at (760) 602-2747. • Fire Department: Gregory Ryan, Fire Inspections, at (760) 602-4663. Sincerely, CHRIS DeCERBO Principal Planner CD:CW:sm Gayl Hynek, PO Box 451, Gilroy, CA 95020 Oon Neu, Oty Planner Chris DeCerbo, Principal Planner Steve Bobbett, Project Engineer Gregory Ryan, Fire Prevention Bill Plummer File Copy Data Entry VI. Request for Inclusion Letter [see next page) 10 J. Whaien Associates, Inc. October 22,2013 Mr. David de Cordova Principal Planner City of Carlsbad 1635 Faraday Avenue Carlsbad, CA 92008-7314 RE: Request for Inclusion in General Plan Update Dear Mr. de Cordova: Thank you for your response to our inquiry about having a property included in the Carlsbad General Plan update. As you have explained, the City Council will meet November 5, 2013 to consider potential additional sites for inclusion in the update. We request, and would greatly appredate, having our client's 21.9 acre residential parcel known as Oceanview Carlsbad, APN # 212-010-03-00, considered for inclusion. Currently, this property is designated for Residential Low Density (RL) (5.4 acres) and Open Space (OS) (16.5 acres), and has an approved tentative subdivision map (02-06x1) for five residential lobs on the 5.4 acres. Building a five-lot residential development however, has proven to be economically infeasible. Therefore, we are seeking a re-designation of the 5.4 acres of RL land to Residential Low-Medium Density (RLM). A RLM designation will pennit our client to pursue an economically viable r^idential development. The final subdivision would be determined through Ihe entitlement process. We understand that diere will be costs associated with the City evaluating the property for inclusion in the General Plan update and EIR, and are willing to cover these costs. We look forward to being part of this process, and anticipate a fruitful outcome. Please advise on next steps. Very truly yours, J. Whalqj Assodates, Inc., wporation JGayl Hynek VII. Housing Element Sites Inventory Map and Table (see next page) 11 Figure 4.3-1 QTY OF CARLSBAD Housing Element Sites Inventory Sitei (or Lovver ind Moderate Incom* Houjinj Undcnidllicd SItej for Lowar ind Modcran Income Housing- Cate(ory I (Plrlcln{ Lot and A(iicu(tural S)t«) Undenitfllxed Shai for Lower and Moderate Income Housing - Category 2 (Other UnderudlHed Sites) >6cant and LMderutilized Sites (or Above Moderate Income Households I Hirdlnj Property Hifhways Major Roads Railroad CItyUmlts Score.: CHy tl OHiM »l J, Dy«t « ttM. JO IJ APPENDIX B: SITES INVENTORY SUPPORTING DOCUMENTATION Table B-4: Vacant and Underutilized Sites for Above Moderate Income Households APN Existing UM ddhanl Plan Ptilflnatloii Zoiilng pistrlet Site Siza (Acfas) Modiuvti l!l!l^oriM») 2090402700 Vacant R4 R-A-2.5 3.30 2 2090602300 Residential R4/0S L-C 3.20 9 2090606100 Vacant R4/0S R-1-0.5-Q/OS 16.62 19 2090606500 Vacant R4/0S L-C 7.00 22 2090606800 Vacant R4/0S L-C 1.50 5 2090700300 Vacant R1.5 R-A-1OOOO 3,84 4 2090700700 Vacant R1.5/0S R-E 83.00 83 2090701300 Vacant OSm4/R15 R-1-0.5-Q/OS/L-C 32.75 105 2090701600 Agriculture R1.5/0S L-C 65.91 66 2100201600 Vacant R4/0S R-l 0.29 1 2100330900 Vacant R4 R-1 0.13 1 2100620900 Vacant R4 R-2 0.14 1 2101150800 Vacant R4 R-1 0.16 1 2101150900 Vacant R4 R-1 0.16 1 2101151900 Vacant R4 R-1 0.16 1 2101203100 Vacant R4/0S R-1 0.30 1 2120100300 Vacant R1.5/0S R-1-30000/OS 5.47 5 2120503300 Vacant R4 R-1 8.00 26 2130501600 Vacant R4 E-A-Q 1.50 5 2132500600 Vacant R4 P-C 0.52 2 2132501100 Vacant R4 P-C 0.56 2 2132501200 Vacant R4 P-C 0.68 2 2140210400 Vacant RB R-1-10000 0.11 1 2140211100 Vacant R8 R-1-10000 0.11 1 2140220100 Vacant RS R-1-10000 0.10 1 2140220400 Vacant RS R-1-10000 0.11 1 2140230400 Vacant R8 R-1-10000 0.13 1 2140231300 Vacant RB R-1-10000 0.12 1 2144731600 Vacant R8 RD-M-Q 0.17 1 2146302000 Vacant R4 R-1 0.49 2 2146312100 Vacant R4 R-1 1.10 4 2160200700 Vacant R4 L-C 16.00 51 2150400900 Vacant R4/0S R-1/0S 1.76 6 2150401100 Vacant R4/0S R-1/0S 1.13 4 2150501200 Vacant R4/0S L-C 4.58 15 2150502100 Vacant R4/0S L-C 6.60 21 2150502200 Vacant R4/0S L-C 5.00 16 B-21 Oceanview Carlsbad Request for Inclusion in GP Update Presentation by: •Gayl Hynek, Oceanview Carlsbad, LLC •Jim Whalen, J. Whalen Associates, Inc. CARLSBAD CITY COUNCIL MEETING Request for Inclusion in GP Update: Information Package Prepared for: Oceanview Carlsbad, APN #212-010-03-00 Prepared by: J. Whalen Associates, Inc. 1660 Hotel Circle N., Suite 725 San Diego, CA 92108 2 5-Lot Approved Subdivision Map 3 15-Lot Proposed Subdivision Map 4 Housing Element Focus Points: 2. Maximizing housing opportunities throughout the community 3. Assisting in the provision of affordable housing 4. Removing governmental and other constraints to housing investment 5. Promoting fair and equal housing opportunities 5 Request We request that Oceanview Carlsbad be included in the Envision Carlsbad General Plan update Thank you! 6 Consideration of Analyzing Additional Land Use Designation Changes as Part of the General Plan Update November 5, 2013 Objective •Receive council direction on analyzing additional land use designation changes as part of the General Plan update Background •Sept. 2012: –Council accepted draft Preferred Land Use Plan and directed staff to utilize the plan in the preparation of the General Plan update •Draft General Plan & PEIR are in the final stages of preparation Background •Oct 15, 2013 Council Workshop: –Staff updated the Council on the status of the General Plan update –Council expressed interest in analyzing land use designation changes for sites not included on the Preferred Plan –Council directed staff to return with a list of the sites to consider for inclusion in the update Requested Additional Land Use Designation Changes •Staff has received requests to consider land use designation changes on six properties (not part of Preferred Plan) Site 1 – Ocean View Carlsbad •NW Quadrant •Terminus of Twain Ave •Requested LU change: –From: RL (0-1.5 du/ac) –To: R4 (0-4 du/ac) •Staff Recommendation: –Do not include in update Site 2 – Preferred Plan Focus Area 5 - Sunny Creek Commercial •NE Quadrant •NW corner College Blvd & El Camino Real •Requested LU change: –From: L (Local Commercial) –To: R23 (15-23 du/ac) & L (Local Commercial) •Staff Recommendation: –Include in update analysis Site 3 – Preferred Plan Focus Area 5 – Sunny Creek •NE Quadrant •North of Sunny Creek Commercial •Requested LU change: –From: RLM (0-4 du/ac) –To: R23 (15-23 du/ac) •Staff Recommendation: –Do not include in update Site 4 – Madonna Hill •NE Quadrant •NE of Cougar Dr. & El Camino Real •Requested LU change: –From: RH/C/O (combination district) –To: R23 (15-23 du/ac) •Staff Recommendation: –Do not include in update Site 5 – Encina Wastewater South •SW Quadrant •NE of Poinsettia Coaster Station •Requested LU change: –From: PI/O (Planned Industrial/Office) –To:R30/GC/P (23-30 du/ac/ General Commercial/ Public) Site 5 – Encina Wastewater South •EWA requests Council consider use of CMWD property for EWA future expansion •Two options: –5A – Do not include CMWD in update analysis –5B – Include CMWD in update analysis •Staff Recommendation: –Include 5A in update analysis Site 6 – La Costa Town Square Office •SE Quadrant •La Costa Ave & Calle Timiteo •Requested LU change: –From: O (Office) –To: R23 (15-23 du/ac) •Staff Recommendation: –Include in update analysis Site Recommendation Summary •Include these sites in General Plan update analysis: –Site 2 – Sunny Creek Commercial –Site 5A – Encina Wastewater South (without CMWD) –Site 6 – La Costa Town Square Office Additional Costs/Time •Adding land use designation changes, at this stage, to the General Plan update results in: –Additional consulting and staff costs ($69,365 total) –Additional time to conduct analysis and revise draft documents accordingly (five to six months) Additional Costs •Owners/interested parties to pay equal share of the additional costs ($69,365 total) –Letters attached to Agenda Bill indicate the owners/interested parties willingness to pay their share of the costs Next Steps •Following Council’s direction to analyze additional land use designation changes: –Revise consulting contract –Process agreements with owners/interested parties for payment of costs –Conduct additional analysis –Revise draft documents accordingly Schedule •Public review of draft General Plan & PEIR: –April/May 2014 •Begin public hearings: –July/August 2014 Recommendation •Staff recommends the City Council adopt Resolution No. 2013-259, directing staff to: –Include, as part of Envision Carlsbad Phase 2 (General Plan Update), additional properties to be analyzed for a land use designation change –Process revisions to the Envision Carlsbad Phase 2 consulting contract and budget –Process agreements to ensure the property owners/interested parties pay an equal share of the additional costs to include their properties in the General Plan update