HomeMy WebLinkAboutMP 139A; Rancho Carrillo Master Plan; Master Plan (MP) (4)1200 ELM AVENUE
CArSUSBAD. CALIFORNIA 92008
TELEPHONE:
438-5591
of CatMmfo
January 25, 1980
Newport Economics Services
1600 Dove Street
Newport: Beach, CA 92660
SUBJECT: REQUEST TOR PROPOSALS; PREPARATION OF AN ECONOMIC AND
FISCAL IMPACT REPORT FOR THE PROPOSED RANCHO CARRILLO
DEVELOPMENT.
Description
It. will be the objective of this report to analyze the economic and
fiscal impacts associated with implementation _of the Updated Rancho
Carrillo Master Plan.
Carlsbad is a rapidly growing municipality with a population approaching
33,500. It is located on the northern coast of San Diego County, 30
miles north of downtown San Diego and is bordered by the City of
Oceansi.de on the north, the communities of Vista and San Marcos on the
east and the community of Leucadia on the south.. The area's projected
population for 1995 is 63,860.
The City contains a well balanced combination of industrial, conunercial
and residential development including a major regional shopping center,
an auto-retail center with seven dealerships, a large industrial park
and a busy regional airport. Also contained within City boundaries are
three lagoons, extensive tomato and flower fields and large tracts of
undeveloped land.
Carlsbad has been under a planning moratorium since April of 1977 due
to a lack of sewer capacity at the existing Eucina treatment plant.
Due to the longevity of the planning moratorium, the City has been
considering alternarive forms of sewage treatment and a Satellite
Reclamation Master Plan is currently under City Council review.
In October 1972 the Carlsbad City Council approved a Master Plan for
development of the 352 acre undeveloped Rancho Carrillo located 5.5
miles inl.iad from the Pacific Ocean at the easterly boundary of the
City of Carlsbad (Vicinity map attached). Due to various revisions to
the Carlsbad General Plan, the 1972 Master Plan is not in conformance
with the General Plan. In December, 1979 the Carlsbad City Council
approved an amendment to the 1977 planning moratorium allowing the
processing of revisions to approved Master Plans, thus facilitating
the effort to bring the Rancho Carrillo Master Plan into conformance
with the City's General Plan.
Under the Carlsbad Municipal Code, a Master Plan is the land use plan and
text for the Planned Community Zoning designation.
The Applicants:
The Rancho Carrillo property owners include:
Daon Southwest \
The Meister Company, Inc.
Ponderosa Homes
Byron White
The Woodward Companies
>
Active project proponents include:
Daon Southwest .
The Meister Company, Inc.
The Woodward Companies
Scope of Consultant Services ~
The consultant shall prepare an Economic and Fiscal Impact Report which
is acceptable to the City, based upon the City's determination of
essential issues to be addressed and resolved. These are as follovrs:
1. Economic Impact Report
Each section of the economic report shall address the issues from
a county-wide overview standpoint, from a north county over-view
standpoint, and from the standpoint of economic impacts upon the
City of Carlsbad, and finally from the site-specific standpoint.
A. Demographics - analysis and projection of population,
population characteristics (male/female ratios, age-sex
distributions, etc.), households, household composition
trends, employment, income, etc.)
£• Housing - analysis and projection of demand, supply, supply/
demand balance, market designation, phasing and absorption
by type, density, general size, marketability by price range,
etc.
C. Commere1a1 Fac i1ities - analysis and projection of demand by
type of space (retail, restaurants, service facilities, general
office space, medical dental office space), supply by type of
space, supply/demand balance, phasing and absorption by type,
optimum land use mixes.
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D. Recreational Facilities - analysis and projection of demand
for planned recreational facilities, supply of same, viability
of supply, sustainable market strength, land/space requirements,
phasing, appropriate mix, etc.
2. Fiscal Impact Report
This report will assess the fiscal impact of the Carrillo Ranch
development upon the City of Carlsbad in terms of public facility
requirements, capital expenditure, requirements, revenues
attributable to the project, and municipal expenditures anticipated
on behalf of the project.
A. Service Requirements and Costs - analysis and determination
of the physical requirements and determination for and costs
of services to Carrillo Ranch based upon trend analysis,
consultation with departmental/agency/district staff,
assessment of implications of alternative land use plans, etc.
Also to be included will be assessment of present standards,
comparison of service levels, municipal policies, adequacy
of fees now charged, and effects of recent government
restriction legislation.
B. Capital Facility Expenditures - analysis of capital requirements
for the development responsible party, financing alternatives,
and appropriate cost allocation.
^* Municipa1 R evenue s - line-time analysis of one-time and ~-
continuing municipal revenues to be generated by the develop-
ment, on both a periodic and cumulative basis.
D. ^Municipal Expenditures - line-item analysis of one-time and
continuing municipal expenditures necessitated by project
development on both a periodic and cumulative basis.
E. Revenue/Expenditure Balance - determination of project-specific,
cost-revenue balances both periodically and cumulatively.
In preparing a proposal, the consultant should agree to the following:
1. Provide 10 copies of a screen check report.
2. Prepare all responses to comments in a timely manner.
3. Provide ;C copies of the final report, in loose leaf binders,
including one reproducible copy.
k. Be prepared to attend two or four public hearings and make
presentations at two public hearings.
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Available •Information
The following data has been prepared by technical consultants to the
project proponents and will be available to the consultant at the Carlsbad
Planning Department:
- "Preliminary Environmental Information on Rancho Carrillo",
Recon, November 1976.
"Rancho Carrillo Master Plan", Rancho Carrillo Partnership,
October 1972.
"Traffic Analysis for Rancho Carrillo", Weston Pringle and
Associates, December 1979.
"Acoustical Analysis for Rancho Carrillo", BioAcoustical
Engineering Corp., December 1979.
- "Agricultural Feasibility Study", Copley International,
January 1980.
"Archaeological Study Update", Westec Services, October 1979.
"Geologic and Soils Investigation",. GeoSoils, Inc., August 1979.
In addition, the following maps will be available:
- • Vicinity Map ;-.
- Topographic map of the site 1" = 200'
Topographic map of the site 1" = 1000'
(8 h x 11)
Land use concept 1" = 200'
Grading concept 1" = 200'
Physical constraints 1" = 200'
School district boundaries 1" = 1000'
(8 h x 11)
- Fire response zones 1" *= 1000"
(8 h x 11)
Personnel, Qualifications and References
Please submit with your proposal a brief description of the qualifications
of the consultant. Special qualifications related to this particular
project should be noted. The qualifications of the persons actually
carrying out the project should also be listed along with the percentage
of the completed product that each person will contribute.
The consultant shall provide a list of five former or current clients
(with addresses and phone numbers) for whom the consultant has performed
work similar to that described in this request.
Authorization;
The proposal and bid shall be signed by an official authorized to bind
the proposer and shall contain a statement to the effect that ths proposal
is a firm offer for at least a 60-day period. The proposal should contain
a statement that all work will be performed at a "not-to-exceed" contract
price, which will become fixed upon completion of contract negotiations.
Evaluation Criteria:
Criteria for proposal acceptance: Primary regard will be given to the
technical competence and creative ability of the consultant as demonstrated
in the proposal. The general aptness of the proposal will also be
considered. The City reserves the right to reject any or all proposals
if they are inappropriate or inadequate.
\
Evaluation shall be based on staff analyses of the proposals submitted.
The evaluation shall consider the experience of the firm and its staff,
proposed study program, proposed completion schedule, availability to
work with City staff and other information which may be considered
significant. The City may require the top three consulting firms to
attend an interview. Final selection will be raade by the City Council.
Contract Date;
It is anticipated that a selection will be made and a contract prepared
two weeks following receipt of proposals.
Additional Information;
Relationship with applicants: The City considers it inappropriate to
award an EIR contract to a firm already holding, or expecting to hold,
a contract with an applicant or property owner substantially affected
by the proposed project. Responses to this request for proposals
should accordingly contain a statement as to what contractual arrangement,
if any, exist, or are expected to exist in the future, between the
responding firm and affected property owners.
This request for proposals does not commit the City to award a contract,
to pay any costs incurred in the preparation of the proposal to this
request, or to procure a contract for services or supplies. The City
reserves the right to accept or reject any or all proposals received as
a result of this request, to negotiate xvith any qualified source, or
to cancel, in part, or in its entirety, this request for proposals
if it is in the best interest of the City to do so.
Should your firm wish to submit a proposal, please indicate your
intention to do so in written form. Final proposals are due in
triplicate on February 18, 1980. Award of contract will be made on
the basis of staff review of submitted proposals and their recommendation
to tho City Council.
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Please contact Charles Grimm, at (714) 4381, should you have
any questions.
Sincerely,
V''' JAMES C.
, Planning Director
JCH:CG:ar
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