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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 'C <'IS I .Q 1/) .!!l. a, a.. ·-<'IS ~o a, -C. <'IS e 1/) a. a, a, C. 1/) C. ::::s 0 0 .c et: en a, .c I- 0 0 C") October 17, 2017Item #4 Page 10 of 48 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