HomeMy WebLinkAbout2017-10-17; City Council; ; Request by Rouse Properties for authorization to file land use applications to develop a portion of the city-owned parking lot for the Shoppes at Carlsbad PRE 2016-0014Discussion
The operator of the Shoppes at Carlsbad Mall is requesting that the City Council provide
property owner authorization for the filing of land use applications, to develop a portion of the
western parking lot. Section 21.54.010 C.1. of the Zoning Ordinance requires that all
applications include the signatures of the owner(s) of the property affected or the authorized
agent of the owner. Section 21.52.020 A.2. of the Zoning Ordinance authorizes the City Council
to initiate an amendment to the Zoning Ordinance, the General Plan, or Local Coastal Program
by resolution of intention.
In January 2017 the Planning Division completed the review of a Preliminary Review application
(PRE 2016-0014) submitted by Rouse Properties to develop a portion of the west parking lot
located in Planning Area 5 of Specific Plan 09-0l(B). The purpose of a Preliminary Review is to
provide an early, informal review of a project prior to a formal application submittal. Planning
staff indicated in the written response provided as Exhibit 4, that the proposal to develop
residential dwellings on the site was not supported, for reasons detailed in Planning response
number 3. Generally, the request was not supported as no residential units were allocated to
the property, the Northwest quadrant has limited capacity to permit residential development
above what is planned for in the General Plan, the residential capacity reserved for the Village is
a conservative estimate of the number of units needed to implement the land use strategy for
the Village, and the Village is the preferred location for the limited future residential growth
that may occur in the quadrant as it is designated as a "smart growth" site.
In March of 2017 Rouse Properties requested that the City Council allocate 321 dwelling units
from the excess dwelling unit bank to the property (Exhibit 5). Given the unique property
ownership situation requiring the city as property owner to grant permission for the filing of
development applications on the property the item is being brought to the City Council for
direction.
The following are the major policy issues considered by staff in its determination to not support
residential dwellings on the site:
Growth Management
The growth management ordinance was adopted by the voters of Carlsbad in 1986 and
included a maximum number of dwelling units that could be constructed in each of the four
quadrants of the city. Exhibit 6 depicts the boundaries for each quadrant and local facilities
management zone. The northwest quadrant of the city has a current capacity of 129 dwelling
units for areas outside of the Village. This is the dwelling unit capacity in addition to what is
currently planned by the General Plan or approved as part of an unbuilt project, but below the
quadrant dwelling limit. In order to use the remaining dwelling units they must be allocated
from the Excess Dwelling Unit Bank. The Excess Dwelling Unit Bank is explained in the next
section ofthis report.
The Village is part of the northwest quadrant and is subject to the Village Master Plan and
Design Manual. The Village is unique in that individual properties do not have a residential
density assigned to them for Growth Management Program compliance purposes. Exhibit 7
depicts the location of the nine existing land use districts. For Land Use Districts 1-4 the density
October 17, 2017 Item #4 Page 2 of 48
range is 28-35 dwelling units per acre. In Districts 5-9 the density range is 18-23 dwelling units
per acre. A pool of units was reserved for development in the entire Village. The current
available balance for the entire Village is 584 units. Rouse Properties' request to allocate 321
dwelling units to the mall property would utilize the remaining 129 units for the quadrant in
addition to 192 units from the 584 remaining units reserved for the Village. This would leave a
total of 392 units for the Village area and no units for the remainder of the quadrant. Using the
remaining quadrant balance leaves the city with no flexibility. Excess dwelling units are needed
for density calculations where rounding up is permitted by the General Plan and Zoning
Ordinance, density increases for affordable housing projects, state density bonus projects, and
projects that exceed the growth management control point but remain within the applicable
general plan density range. In addition, this request has not been evaluated against numerous
recently enacted new state housing laws.
City Council Policy 43 -Excess Dwelling Unit Bank
City Council Policy 43 contains the criteria for allocation of "excess" dwelling units. Excess
Dwelling Units become available as a result of residential projects being approved and
constructed with fewer dwelling units than would have been allowed by the growth
management control points. The number of excess dwelling units allocated is at the discretion
of the decision-maker designated by the Carlsbad Municipal Code. In approving a request for
an allocation of excess dwelling units, the City Council, Planning Commission, or City Planner
shall make the following findings:
1. That the project location and density are compatible with existing adjacent residential
neighborhoods and/or nearby existing or planned uses.
2. That the project location and density are in accordance with the applicable provisions of
the General Plan and any other applicable planning document.
3. That the project complies with the findings stated in the General Plan Land Use Element
for projects that exceed the growth management control point for the applicable
density range. (This finding applies only to properties outside the Village Review Zone.)
4. That the project complies with the findings stated in the Carlsbad Village Master Plan
and Design Manual, Chapter 3, Development Standards, for projects that exceed the
maximum densities set forth therein. (This finding applies only to properties inside the
Village Review Zone.)
Due to the limited number of units available in the northwest quadrant staff believes it is
important to continue to reserve the designated number of units for the entire Village area, as
well as dwelling units for all other properties in the Northwest quadrant in areas outside the
Village. This would allow for the continued redevelopment of properties in the Village which
supports revitalization by creating a demand for goods and services. Dwelling unit capacity for
areas in the quadrant outside the Village will allow the city to accommodate density bonus
projects that the city is mandated to accept provided provisions of the Density Bonus Law are
satisfied. Staff has had discussions with developers that are considering proposing projects
with a requested density bonus. Having available excess dwelling units will provide an
opportunity to meet the city's legal obligation under the law and potentially stay within the
quadrant caps.
October 17, 2017 Item #4 Page 3 of 48
General Plan Housing Element
On March 28, 2017 the City Council adopted the Four-Year Update to the Housing Element for
the 2013-2021 time period. On June 6, 2017 the city received notification from the State of
California Department of Housing and Community Development that they found the adopted
housing element in full compliance with State housing element law. The Housing Element
includes a Sites Inventory for vacant and underutilized sites. Numerous properties within the
Village are included in the Sites Inventory.
For the preparation of the Housing Element a conservative approach was taken in projecting
the number of dwelling units that could be accommodated in the Village. The minimum of the
density ranges was used for the Land Use Districts in the Village and the residential General
Plan Land Use Designations for areas outside of the Village. This was done to provide greater
flexibility for sites to develop at a lower density and still demonstrate that the city had
adequate sites to accommodate its Regional Housing Needs Assessment (RHNA). Also in the
Village where mixed use is permitted potential development was based on using 50 percent of
the lot area to account for non-residential uses. In the adopted Housing Element the estimate
of the dwelling unit capacity in the Village based on these constraints is 746 units. The current
available dwelling unit capacity for the entire Village is 584 units which reflects project that
have been approved since the Housing Element was prepared. It is also important to consider
that many of the recent projects in the Village have been approved at the high end of the
applicable density range. Should this continue to be the case, the units reserved for the Village
will be depleted at a faster rate and there will not be any remaining dwelling unit capacity for
all eligible properties. The request to reduce the number of units reserved for the Village will
exacerbate the problem and would undermine the intent of the recently certified Housing
Element.
San Diego Association of Governments (SAN DAG) Smart Growth Opportunity Area
The Village area is designated as an existing/planned Town Center on the SAN DAG Smart
Growth Concept Map. It is the only location in the city with this designation. The Shoppes at
Carlsbad property is designated as a potential Town Center requiring transit changes as one of
the measures needed for the site to qualify in addition to achieving a minimum residential
target of 20 dwelling units per acre. Areas must meet both the land use and the transit service
targets to qualify as existing/planned. Smart Growth Opportunity Areas qualify for competitive
funding opportunities to implement the goals of San Diego Forward the Regional
Comprehensive Plan. Even with the allocation of 321 dwelling units to the Shoppes at Carlsbad
property, the site would not meet the Smart Growth target of 20 dwelling units per acre. The
property has an existing bus transfer station but does not meet frequency of service targets.
The Village area is currently served with commuter rail and bus transportation service with
planned phase-in of high frequency local and rapid bus service. As such the Village is a
preferred location for the limited residential development capacity that remains below the
quadrant cap. Reducing the residential development potential of the Village is contrary to the
purpose of smart growth opportunity areas.
Draft Village and Barrio Master Plan
The growth management section of this report describes how residential density is calculated
for the Village. Staff is working to complete the latest draft of the Village Master Plan which
October 17, 2017 Item #4 Page 4 of 48
will include the adjacent Barrio neighborhood. The draft Village and Barrio Master Plan is
proposing to retain the density ranges listed for the existing Land Use Districts and General Plan
Land Use Designations. Reducing the number of units that can be developed in the Village will
impact the ability to revitalize the area. Revitalizing the Village has been a long-term City
Council goal dating back to the establishment of the Village as a redevelopment area in 1981.
On February 1, 2012 the dissolution of redevelopment agencies by the state became effective.
Despite this action the City Council has a current goal to "enhance the health and vitality of the
Village and Barrio, two neighborhoods that represent the historic heart of Carlsbad". The new
plan will be a tool that supports the Council goal.
Hofman Planning & Engineering Analysis for Rouse Properties
Included as Exhibit 8 is a package of information prepared by the consultant to Rouse
Properties. The information provides the opposing position as to why the City Council should
authorize the filing of the required applications.
Conclusion
The Westfield Carlsbad Specific Plan allows mixed use (commercial and residential}
development on the subject site but not specifically on the city-owned parking lot properties.
The Growth Management Plan limits the number of dwellings in the northwest quadrant to a
maximum of 15,370 dwellings. No dwelling units are currently allocated to the overall Shoppes
at Carlsbad property as it is has a General Plan Land Use Designation of Regional Commercial
(R}. As shown on Exhibit 9 there is limited potential additional dwelling unit capacity in the
northwest quadrant. The majority of the remaining residential capacity above what is
permitted by the General Plan is reserved for the Village to enable the implementation of the
Village Master Plan. A proposal to move a significant portion of the residential capacity from
the Village to the subject site is not recommended by staff for the following reasons:
1. The Village Master Plan identifies a mix of land uses, including residential dwellings at
minimum densities. The residential capacity reserved for the entire Village area is a
conservative estimate of the number of residential units needed to implement the land
use strategy for the area.
2. The Village is a preferred location for the limited future residential growth that may
occur in the northwest quadrant. The Village is designated by SAN DAG as a "smart
growth" opportunity site. In comparison to the proposed site (The Shoppes at
Carlsbad}, the Village offers greater opportunities to locate homes in close walkable
proximity to regional transit, daily shopping needs, employment, schools, parks,
recreation and entertainment.
3. Utilizing the available residential capacity for the northwest quadrant would take away
all flexibility to accommodate other projects needing an allocation of units to
accommodate rounding up based on density calculations, density increases for
affordable housing projects, and density bonus projects proposed under the Density
Bonus Law.
4. Numerous properties within the Village are included in the Housing Element Sites
Inventory and would be precluded from developing if the number of units reserved for
the Village is reduced.
October 17, 2017 Item #4 Page 5 of 48
5. Staff is working to complete the latest draft of the Village and Barrio Master Plan and is
proposing to retain the density ranges listed for the existing Land Use Districts and
General Plan Land Use Designations.
6. The City Council goal to "enhance the health and vitality of the Village and Barrio, two
neighborhoods that represent the historic heart of Carlsbad" will be impacted if fewer
units are available to redevelop existing properties thereby reducing the demand for
commercial goods and services.
Fiscal Analysis
The only fiscal impact directly associated with this item is the staff time required to prepare the
matter for City Council consideration. Should the City Council choose to authorize Rouse
Properties to file land use applications in the future, they will pay the applicable fees for the
review and processing of any proposed development project.
Next Steps
City Council's action on this item is final. The property in question is currently subject to a
parking agreement and deed restriction allowing for parking uses only. If the City Council
disagrees with the staff recommendation, then the City Council could direct staff to determine
best strategies for moving forward with options for using the property for non-parking uses.
Environmental Evaluation (CEQA)
Pursuant to Public Resources Code Section 21065, the City Council determination on whether
to grant property owner authorization for the filing of land use applications does not quality as
a "project" with the meaning of the California Environmental Quality Act (CEQA) in that is has
no potential to cause either a direct physical change in the environment, or a reasonably
foreseeable indirect physical change in the environment, and therefore does not require
environmental review. Should the Council authorize the filing of land use applications they will
undergo environmental review pursuant to CEQA.
Public Notification
This item was noticed in accordance with the Ralph M. Brown Act and was available for public
viewing and review at least 72 hours prior to the meeting date and time.
Exhibits
1. City Council Resolution
2. Location Map
3. Aerial Photo
4. Preliminary Review Letter dated January 27, 2017
5. Rouse Properties Letter dated March 23, 2017
6. Quadrants & LFMP Zones Map
7. Village Area Land Use District Map
8. Information provided by Hofman Planning & Engineering for Rouse Properties
9. Residential Dwelling Status Per Quadrant & Excess Dwelling Unit Bank dated August 31,
2017
October 17, 2017 Item #4 Page 6 of 48
Exhibit 1
RESOLUTION NO. 2017-201
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD,
CALIFORNIA, DENYING AUTHORIZATION TO ROUSE PROPERTIES TO FILE
LAND USE APPLICATIONS TO DEVELOP A PORTION OF THE CITY OWNED
PARKING LOT FOR THE SHOPPES AT CARLSBAD WITH RESIDENTIAL LAND
USES
CASE NAME: THE SHOPPES AT CARLSBAD WEST PARKING LOT EXPANSION
CASE NO.: PRE 2016-0014
WHEREAS, the City Council of the City of Carlsbad, California has determined that there is
limited residential dwelling unit capacity in the northwest quadrant of the city pursuant to the growth
management ordinance; and
WHEREAS, the City of Carlsbad is the owner ofthe parking lot parcels at the Shoppes at Carlsbad
regional mall; and
WHEREAS, Section 21.54.010 C.1 of the Zoning Ordinance requires that all applications include
the signatures of the owner(s) of the property affected or the authorized agent of the owner; and
WHEREAS, Section 21.52.020 A.2 of the Zoning Ordinance authorizes the City Council to initiate
an amendment to the Zoning Ordinance, the General Plan, or Local Coastal Program by resolution of
intention; and
WHEREAS, authorizing the filing of development applications for the proposed project would
result in a project being considered that would utilize the remaining dwelling unit capacity in the
northwest quadrant and significantly reduce the number of dwelling units reserved for the Village; and
WHEREAS, utilizing the available residential capacity for the northwest quadrant would take
away all flexibility to accommodate other projects needing an allocation of units to accommodate
rounding up based on density calculations, density increases for affordable housing projects, and
density bonus projects proposed under the Density Bonus Law; and
WHEREAS, the California Department of Housing and Community Development notified the City
on June 6, 2017 that they found the adopted Housing Element in full compliance with State housing
element law and numerous properties within the Village are included in the Sites Inventory and would
be precluded from developing ifthe number of units reserved for the Village is reduced; and
WHERAS, the Village area is the only area in the city designated as an existing/planned Town
Center on the SAN DAG Smart Growth Concept Map and better meets that criteria than the Shoppes at
Carlsbad site; and
October 17, 2017 Item #4 Page 7 of 48
WHEREAS, staff is working to complete the latest draft of the Village and Barrio Master Plan
and is proposing to retain the density ranges listed for the existing Land Use Districts and General Plan
Land Use Designations; and
WHEREAS, the City Council goal to "enhance the health and vitality of the Village and Barrio,
two neighborhoods that represent the historic heart of Carlsbad" will be impacted if fewer units are
available to redevelop existing properties thereby reducing the demand for commercial goods and
services; and
WHEREAS, the Village is a preferred location for the limited future residential growth that may
occur in the northwest quadrant as it offers opportunities to locate homes in close walkable proximity
to regional transit, daily shopping needs, employment, schools, parks, recreation and entertainment.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Carlsbad, California, as
follows:
1. That the above recitations are true and correct.
2. That the City Council denies authorization to Rouse Properties to file land use
applications to develop a portion of the city owned parking lot for the Shoppes at
Carlsbad with residential land uses.
PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City of
Carlsbad on the 17th day of October, 2017, by the following vote, to wit:
AYES:
NOES:
ABSENT:
M. Hall, K. Blackburn, M. Schumacher, C. Schumacher, M. Packard.
None.
None.
(SEAL)
October 17, 2017 Item #4 Page 8 of 48
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RO USE PC P RT l[:i
March 23, 2017
Mayor Matt Hall and Council Members
1200Carlshad Village Drive
Carlsbad, CA 92008
EXHIBIT 5
1114 Avenue of the Americas, Suite 2800
New Yor( NY 10036-7703
T~ 2l2.60B.5108 f-: 212..608.1916
ROUSEPft{)PERTJ.ES.Co°t,i
SUBJECT: ~equest for City Council Consideration to Transfer Excess Dwelling Unit Allocations from the
Village and NW Quadrant Bcink to the Shoppes at Carlsbad
Honorable Mayor Hall and City Councilmembers:
Rouse Properties owns The Shoppes at Carlsbad retail center north of Marron Road and e:~st of El Camino
Real and has been making significant improvements over the past two years to update and modernize this
existing commercial property. By the end of 2017, Rouse will have fully renovated the interior of the cen-
ter, created a lifestyle streetscc;1pe at the south side of the property, and opened new tenants including
Cheesecake Factory, Zara, and Yardhouse. We see Tht; Shoppes at Carlsba.d as the premiere rnulti-diinen-
sionaf experience in the area and we believe the current.improvements are simply the foundation for a
first-class property.
The west end of the property, partialty under city ownership, is currently a large and underutiHz.ed parking
lot that represents surplus parking not required for the shopping center's operations or compliance with
city parking codes. The site benefits from its strategic location with regards to the existing bus transit
center, its regional transit connectiQns, surrounding street systems able to accommodate traffic circula"
tion capacity, adjacency to Interstate 5 and Highway 78, and lack of proximity to existing residential
homes, sensitive environmental habitats or significantly scenic vlsual resources.
Recogniz.ing this rare opportunity within the City of Carlsbad, Rouse Properties is proposing to develop a
mixed-use concept consisting oft~o hotels with approximately 214 units each, two residential structures
with appt'oxtmately 321 total units, related randscap.ing, parking, and the integration of a public-use amen"
ity. Initial concept exhibits dated 2.17.17 are attached and incorporated by reference.
In order to achieve this vision forthe property, Rouse will need to receive an allocation of 321 quadrant
banked units from the City's NW Quadrant bank and from the reserve allocation for the Village area. We
have previously met with City Council members and staff to introduce this concept and we are at a point
where we woulad like to move forward. Normally, we would make this request as part of a site develop-
ment plan review process; however, without an early indication from the City Council that it would be
willing to allocate thes.e units, Rouse Properties is unwilling to spend the significantmonies required for a
· full development review process. Rouse has shown it is fully committed to the Shoppes at Carlsbad,
is important for us to know that we will have the support of
the City to achieve this exciting vi.~ion.
WWII-.~01.15:PRtll 118 i lcS l M
October 17, 2017 Item #4 Page 16 of 48
EXHIBIT 7
City of Carlsbad
Village Area Land Use Districts
October 17, 2017 Item #4 Page 19 of 48
• no biological resources or sensitive plant or animals species
• favorable and flat topography
• lack of cultural, archaeological or historic resources
• lack of adjacent residential units or neighborhoods that could pose a land use
conflict
• adjacent street systems that can accommodate existing and proposed mixed use
project traffic and trip generation
• direct adjacency to a regional node for bus mass transit; close proximity to two
regional freeway arteries (Highway 78 and Interstate 5)
• lack of sensitive or significant visual resources that could be impacted by a mixed
use project proposal on the subject site
• maintenance and delivery of various Growth Management performance
standards and public utilities and seivices
• transformation opportunity of city-owned parking lot area for revenue generation
(including transit occupancy tax, sales tax, and other negotiated revenue) via the
delivery of the mixed use project elements
No other site in the city of Carlsbad can provide the above-listed package of existing
conditions to create the platform for the mixed use project as proposed by Rouse.
The two sources of dwelling units that would need to be allocated to this project would
be (1) the NW Quadrant Excess Dwelling Unit Bank, and (2) the Village Dwelling Unit
Bank.
Between these two sources, there would be enough units deemed available to allocate
331 units to the Rouse mixed use project. In assessing the potential future units
allocated by staff for various Village properties, Rouse has initially and tentatively
identified 293 units that could be deemed available. This is due to the prudent yet highly
conseivative approach used by staff to estimate future demands for properties to
undergo major redevelopments involving significant demolitions· and re-build efforts to
actualize the future assigned dwelling units as currently contemplated. In addition,
parcel sizes and configurations within the Village present a challenge to assemble
properties to deliver the density represented by the number of dwelling units currently
allocated for future potential development. If the assumptions used for these potential
redevelopments do not occur, then the units
• Carlsbad CA • 92010 • 760.692.4100 • Fax 760.692.4105
October 17, 2017 Item #4 Page 43 of 48
October 17, 2017 Item #4 Page 47 of 48
The Shoppes at Carlsbad
West Parking Lot Expansion
Don Neu, City Planner
October 17, 2017
PRE 2016-0014
Location Map
Request from Rouse Properties
•Authorization to file land use applications to develop
24-acre area of west parking lot
•Planning Area 5 of the Westfield Carlsbad Specific Plan
•Proposed development of 321 residential units, 25,800
sq. ft. of retail, and 214 hotel rooms
Background
•Preliminary Review Application completed January
2017
•Staff indicated proposal to develop residential units
was not supported
•March 2017 Rouse Properties requested Council
allocate 321 units to the site
Applicable Zoning Ordinance Sections
•Section 21.54.010C.1. -Requires Property Owner
Signature for applications
•Section 21.52.020A.2. -Authorizes City Council to initiate
amendments by resolution of intention
•Unique property ownership situation requires city as
owner to grant permission to apply
•Item brought to the City Council for direction
Major Policy Issues Considered
•Growth Management
•City Council Policy 43 -Excess Dwelling Unit Bank
•General Plan Housing Element
•SANDAG Smart Growth Opportunity Area
•Draft Village & Barrio Master Plan
•Citywide Cap =
54,599
•Cannot be increased
without voter
approval
Residential Unit Growth Caps
Northeast
9,042
Northwest
15,370
Southwest
12,859 Southeast
17,328
Growth Management
Village Area Land Use District Map
Growth Management
•Northwest Quadrant current capacity of 129 dwelling
units outside the Village
•Village is unique -residential density not assigned to
properties for GMP compliance
•Village Master Plan Land Use Districts 1-4: 28-35
du/ac
•Land Use Districts 5-9: 18-23 du/ac
•Balance of Units reserved for the Village: 584
Impact of Request on NW Quadrant & Village
•321 units requested
•129 units available in quadrant
•584 units reserved for the Village
•NW Quadrant balance reduced to 0 units
•Village balance reduced to 392 units
Impact of Request on NW Quadrant & Village
•Leaves City with no flexibility
•Excess units needed for:
–density calculations with rounding up
–affordable housing project density increases
–state density bonus projects
–projects over the GMCP within GP density range
City Council Policy 43 –Excess Dwelling Unit Bank
•Excess units result of projects approved below
GMCP
•Allocation of excess units at discretion of
decision maker
•Four findings required to allocate excess units to
a project
City Council Policy 43 –Excess Dwelling Unit Bank
•Important to reserve designated number of
units for the Village and NW Quadrant
•Allows continued property redevelopment in the
Village supporting revitalization creating
demand for goods and services
•Retains capacity to accommodate future density
bonus projects as mandated by the state
General Plan Housing Element
•March 2017 City Council adopted the Four-Ye ar
Update to the Housing Element
•June 2017 State HCD notified city of
certification
•Element includes a Sites Inventory for vacant
and underutilized sites
•Numerous Village properties in the inventory
General Plan Housing Element
•Conservative approach taken in projecting units
for the Village
•Minimum of the density ranges used to
demonstrate RHNA capacity
•50 percent of site area used where mixed use
permitted
•Many recent projects approved at high end of
density range
General Plan Housing Element
•Units reserved for Village will be depleted at a
faster rate if trend continues
•Will not be capacity for all eligible properties
•Request will exacerbate problem and undermine
intent of recently certified Housing Element
SANDAG Smart Growth Opportunity Area
•Village existing/planned Town Center on the
Smart Growth Concept Map
•Only location in the City with this designation
•Shoppes at Carlsbad designated a potential
Town Center
•Areas must meet both land use and transit
service targets to qualify as existing/planned
SANDAG Smart Growth Opportunity Area
•Shoppes site would not meet target of 20 du/ac or
frequency of transit service
•Village served with commuter rail and bus service
•Planned phase-in of high frequency local and rapid bus
service
•Village preferred location for the limited residential
capacity
•Reducing Village residential capacity is contrary to its
designation
Draft Village & Barrio Master Plan
•Proposing to retain density ranges for the existing Land
Use Districts
•Reducing number of units reserved impacts ability to
revitalize area
•Revitalization a long-term Council goal since
redevelopment area established in 1981
•Current Council goal to enhance the health and vitality of
the Village and Barrio
•New Master Plan will be a tool that supports Council goal
Conclusion
1.Units reserved for the Village a conservative
estimate of need to implement the land use
strategy
2.The Village is a preferred location for limited future
residential growth in the NW Quadrant
•SANDAG existing/planned Town Center
•Best opportunity to locate homes in close walkable
proximity to regional transit, daily shopping needs,
employment, schools, parks, recreation and entertainment
Conclusion
3.Utilizing NW Quadrant capacity would take away
all flexibility to accommodate
•rounding up of density calculations
•affordable housing density increases
•density bonus projects
4.Precludes residential development of properties
in Housing Element Sites Inventory
Conclusion
5.Conflicts with proposed Village & Barrio Master
Plan to retain existing density ranges
6.Impacts Council goal to enhance the health and
vitality of the Village and Barrio by allowing
significantly less residential development
reducing demand for commercial goods and
services
Recommendation
That the City Council Approve a resolution
denying authorization to Rouse Properties
to file land use applications to develop a
portion of the city owned parking lot for
the Shoppes at Carlsbad with residential
land uses
Residential Unit Growth Caps