HomeMy WebLinkAboutMP 98-01; Villages of La Costa; Master Plan (MP) (6)FILE COPY
City of Carlsbad
Planning Department
October 6, 1998
Jack Henthorn
Jack Henthorn & Associates
5375 Avenida Encinas, Suite D
Carlsbad, CA 92008
SUBJECT: MP 98-01 - CHAPTER 5 OF THE THIRD DRAFT OF THE VILLAGES OF LA
COSTA MASTER PLAN
Dear Jack:
Enclosed are Planning Department comments on Chapter 5 of the third draft of the Villages of La
Costa Master Plan. Please revise the draft master plan as requested. We can discuss any
questions you may have concerning these comments at one of our scheduled meetings to review
project issues. Review will proceed on the remaining chapters. You will be provided with
Engineering Department comments on Chapter 5 as soon as they are available.
Please let me know when the requested revisions have been made to any of chapters 1 through 5.
At that time we can schedule a meeting to go over the revisions made by the planning consultants
on a chapter by chapter and page by page basis so that we can all see and discuss what revisions
were or were not made. Do not resubmit revisions to the master plan until we have had the
opportunity to meet and go through the revisions made by the planning consultants in
response to city staff comments. The review of the master plan is a very time consuming
process and hopefully by utilizing the new method outlined in this letter the number of times the
plan is resubmitted and reviewed by city staff can be minimized to allow the project to proceed
in a more timely fashion.
Sincerely,
Don Neu, AICP
Senior Planner
DN:mh
Enclosures
Fred Arbuckle, Morrow Development
Adrienne Landers, Principal Planner
Clyde Wickham, Associate Engineer
2075 Las Palmas Dr. • Carlsbad, CA 92009-1576 • (760) 438-1161 • FAX (760) 438-0894
Uicluffg Design Grouprlnc.
September 21, 1999
Don Neu
City of Carlsbad
Planning Department
2075 Las Palmas Drive
Carlsbad, CA 92009
Ref: LA COSTA TOWN CENTER
LADWIG DESIGN GROUP, INC. JOB NO L-1056
Dear Don:
To follow up on our conversation the other day, please find enclosed a marked up portion of the
BofA (Villages of La Costa) Master Tentative Map (Sheet 5 of 15). As part of the La Costa Town
Center development, we are proposing to extend La Costa Avenue further to the northeast than
proposed by the Villages. We need this additional extension to provide access to the northeasterly
portion of the La Costa Town Center property.
On the attached exhibit, I have shown the tentative street grades along with the new fill slope that
would fall onto the BofA property. As you can see in most cases, BofA would gain additional
useable property with the exception in the area of the proposed knuckle.
We ask that our proposed street extension be shown on the Villages plan so that our street extension
can be made without conflict to the Villages plan. This request is needed now because of the deletion
of La Costa Avenue as proposed by the Villages in this area. Please look our request over and we
would be happy to get together with you or Fred Arbuckle to discuss our proposal further.
Sincerely,
LADWIG DESIGN GROUP, INC.
Robert C. Ladwig, President
RCL:lb.Neu.009
Exhibits
cc: Rod Stone, w/exhibits
Pat Kruer, w/exhibits
Steve Lane, w/exhibits
Phil Ward, w/exhibits
Ted Aroney, w/exhibits
Steve Nasland, w/exhibits
703 Palomar Rirport Road + Suite 300 4 Carlsbad, California 92009
(760)438-3182 FflX (760) 438-0173
/
irtc,
V
/ X
MASTER TENTATIVE TRACT MAP
VILLAGES OF LA COSTA
City Of Carlsbad, California
5
or
15
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PUNNING DEPARTMENT
City Of
Cwfebad
August 17,1999
Don Neu
City of Carlsbad Planning Department
2075 Las Palmas Drive
Carlsbad, CA 92009-1576
Dear Don:
Thanks again for the time you spent yesterday with Al Unger and me reviewing the La Costa Ridge
Project. As we mentioned to you, both of us have lived in our houses in this area for over 19 years.
Our concern with the proposed development is a combination of the impact on our property value as
well as the impact on the wildlife that surrounds our homes.
The area behind our homes (OS1 on the map you gave us) is the home of coyotes, quail, bobcats,
rabbits, reptiles, and numerous birds including the gnatcatcher. Even with the growth that Carlsbad
has experienced, they seem to have been able to maintain a natural balance. The value of this for all
the residents of this area and for the City of Carlsbad would seem to be something that all of us would
want to protect and preserve for the future.
As you suggested, we called Julie Vanderwier of Fish and Wildlife, who was very informative and
said they were monitoring the project closely and had looked at the open space and potential impact of
the project on the wildlife. I talked with her about the potential of open space boundary changes
which other neighbors have expressed concern about. She felt that was unlikely but that it would be a
good idea for me to express my concern to you about this in case it is ever proposed.
I also talked with Fred Arbuckle who has offered to speak at a neighborhood meeting. Fred indicated
that he was very aware of the wildlife in the OS1 area. He indicated that there were not plans to
change the boundaries of the open spaces and ,in fact, his intent in submitting his plan with the open
spaces is to develop the land with as little disruption to the environment as possible. Fred indicated
that his company has increased the amount of open space from previous plans.
Thanks again, Don, for your assistance. I will let the homeowners know about my meetings and may
want to take you up on your offer to attend a gathering at one of our houses.
Sincei
Donald Stapp
7118ElFuerteStreet
Carlsbad, CA 92009
J.'Vanderwier
F. Arbuckle'
D. Lawhead
VILLAGES OFA COSTA
Augusts, 1999
Mr. Bob Ladwig
Ladwig Design Group, Inc.
Palomar Airport Road, Suite 300
Carlsbad, CA 92009
Thank you for your letter of June 21, 1999, regarding access to Mr. Shelley's property.
We are proposing to construct Melrose as a two lane road with reservation of right of way
to accept a secondary arterial road with a capacity of 20,000 adt. We understand from
your November 6, 1997 letter that this alignment is acceptable. This classification of road
should exceed all of Mr. Shelley's needs with respect to traffic.
Your request for another point of access north of Melrose is acceptable but we are unable
to show it in our documentation because it may modify our HCP. If you reach agreement
with the wildlife agencies regarding this alignment and you take all responsibility for
mitigation, please contact us and we will accommodate the request if it aligns with our
road.
Your request for a road south of Melrose is not acceptable due to the adverse impacts
caused to our neighborhood designs.
Sincerely,
Fred Arbuckle
President, Morrow Development
cc: Jack Henthorn
Don Neu
P. O. Box 9000-685 • CARLSBAD, CALIFORNIA 92018-9000 • TELEPHONE 1760] 929-2701 • FACSIMILE [7601 92C1-2705
!LE COPY
City of Carlsbad
Planning Department
Augusts, 1999
Fred M. Arbuckle
Morrow Development
P.O. Box 9000-685
Carlsbad, CA 92018-9000
SUBJECT: VILLAGES OF LA COSTA MASTER PLAN INCLUSIONARY HOUSING
PROGRAM - MP 98-01
Dear Fred:
The inclusionary housing proposal you outlined in your letter dated June 8, 1999 has been
reviewed by Planning Department and Housing and Redevelopment Department staff. Staff
cannot support the proposal as submitted. The following comments are provided to enable you
to develop an inclusionary housing program for the master plan that complies with city
ordinances and policies:
1) The method of calculating the required inclusionary housing units is not correct.
Attached is a table demonstrating how to calculate the required number of inclusionary
units. The table covers the standard method of determining the required number of units
in addition to the scenarios you outlined. Correctly calculating the number of units is
extremely important as it will likely cause adjustment to the number of units proposed in
the master plan as well as their location. This is already an issue in the Ridge
development as it relates to the Brookfield Neighborhood which was expecting 58 units
in Neighborhood 2.6. Additionally, studies related to the preparation of the
Environmental Impact Report are affected by changes in the number and location of
dwelling units especially traffic to name one.
2) In regard to the payment of an in-lieu fee for any fractional requirement the exact amount
should not be included in the master plan text as the amount will be based on the in-lieu
fee in effect at the time payment is required.
3) The timing for the required executed affordable housing agreement is prior to the
recordation of the first final map for the master tentative map not the first final map for
any neighborhood containing residential uses. Approval of a site development plan for
the affordable housing project is also required prior to the recordation of the first final
map for the master tentative map as it is needed to provide the details for the affordable
housing agreement.
4) Timing of construction for the affordable housing projects in relation to the market rate
units must be the same as the timing permitted for the Rancho Carrillo and Poinsettia
Properties projects. Please contact Housing and Redevelopment Department staff to
obtain the specific details regarding the required timing.
2075 La Palmas Dr. • Carlsbad, CA 92009-1576 • (760) 438-1161 • FAX (760) 438-O894
MP 98-01 - VILLAGES OF EA COSTA MASTER PLAN
INCLUSIONARY HOUSING PROGRAM
AUGUSTS, 1999
PAGE 2
5) Your proposal indicates that cash payments for partial unit requirements should be
permitted and these funds should go to the CHAP Fund. This provision should not be
included in the master plan as in-lieu fees for a partial unit requirement are not designated
for the CHAP Fund.
6) Housing and Redevelopment Department staff have stated that the master plan may
include a provision allowing a maximum of 20 percent of the project's affordable housing
requirement to be satisfied through the use of second dwelling units unless the City
Council takes an action prohibiting it. If second dwelling units are allowed you should be
aware that they may require rent restrictions and income qualifying. Should you wish to
propose the use of second dwelling units within the limitations described the master plan
should provide this as an option while still allowing the inclusionary housing requirement
to be satisfied without reliance on second dwelling units.
1) City staff will not support creating two residential planning areas to be held without
density. The master plan must allocate dwelling units to all residential planning areas.
Should you have any questions concerning these comments, please contact me at 438-1161,
extension 4446.
Sincerely,
DON NEU
Senior Planner
DN:mh
Enclosure
c: Gary Wayne, Assistant Planning Director
Debbie Fountain, Housing & Redevelopment Director
Adrienne Landers, Principal Planner
Craig Ruiz, Management Analyst
Analysis of Affordable Housing Proposals for Village of La Costa
Standard Inclusionarv Method (Citv Method)
GREENS
858.0 = proposed market rate units
151.4 = 15% inclusionary = (858A85)-858
1,009.4 = total project
RIDGE & OAKS
.,134.0 = proposed market rate units
200.1 =15% inclusionary = (1,134/.85)-1,184
1.334.1 = total project
Dwelling Unit Summary
Method
Standard Indus
"Scenario 1"
"Scenario 2"
Market Rate
1,992.0
1,992.0
2,091.6
Affordable
351.5
298.8
398.4
Total Units
2,343.5
2,290.8
2,490.0
"Scenario 1" (Arbuckle proposal
GREENS
858.0 = proposed market rate units
128.7 = incorrect inclusionary = 858 x 0.15
986.7
RIDGE & OAKS
1,134.0 = proposed market rate
170.1 = incorrect inclusionary ~ 1,134x0.15
1,304.1
"Scenario 2" (state law density bonus)
GREENS
858.0 = proposed "base" market rate units
1,072.5 = proposed 25% density bonus = 858 x 1.25
900.9 = 5% increase to base market rate unit = 858 x 1.05
171.6 = 20% low income = 858 x 0.20
1,072.5 = combined market rate and low - income
160.9 = standard inclusionary calculation = 15% of total project = 1072.5 x .15
RIDGE & OAKS
1,134.0 = proposed "base" market rate units
1,417.5 = proposed 25% density bonus = 1,134 x 1.25
1,190.7 = 5% increase to base market rate unit = 1,134 x 1.05
226.8 = 20% low income = 1,134 x 0.20
1,417.5 = combined market rate and low - income = 1,190.7 +226.8
212.6 = standard inclusionary calculation = 15% of total project = 1,417.5 x .15
Village of La Costa Housing calcs
i
r
Hofman Planning
Associates
Planning Project Management Fiscal Analysis
June 30, 1999
Don Neu
Carlsbad Planning Department
2075 Las Palmas Drive
Carlsbad, Ca. 92009
RE: SCOPING MEETING FOR THE VILLAGES OF LA COSTA MASTER PLAN
Dear Don:
Thank you for the opportunity to comment on the environmental impact report being prepared
for the proposed Villages of La Costa Master Plan. The environmental impact report should look
at the impacts of the proposed project on the adjacent properties as well as the project site. In
particular the EIR should address the impacts of coordinating the location of compatible land
uses, open space corridors, circulation and access points.
ACCESS TO POINSETTIA LANE
A case in point would be the proposed easternmost access onto Poinsettia Lane. Based on input
from staff, the Bressi Ranch Master Plan proposes community commercial uses at the
intersection of Poinsettia Lane and El Fuerte to serve the needs of future residents of the Bressi
Ranch Master Plan and Villages of La Costa Master Plan as well as Rancho Carrillo. To have
any chance of being economically viable this commercial use must have some type of convenient
access onto Poinsettia Lane.
The EIR should address the possibility of having the access proposed for Neighborhood 1.7
moved to the easterly edge of that neighborhood so it could provide access to both the proposed
residential development in Neighborhood 1.7 and the proposed commercial in Planning Area 5 of
the Bressi Ranch Master Plan. This would be very similar to Dove Lane in La Costa which
provides access to the commercial development on its south side and residential development on
its north side. The EIR should address how this could be done to reduce traffic impacts and
make it convenient for residents of both Master Plans to access the commercial site.
PEDESTRIAN ACCESS FROM BRESSI RANCH TO THE FUTURE SCHOOL AND PARK
SITES
The EIR should also address impacts to pedestrian circulation The Bressi Ranch Master Plan
has been designed to be pedestrian oriented to reduce traffic impacts as much as possible.. One
5900 Pasteur Court • Suite 150 • Carlsbad • CA 92008 • (760)438-1465 ° Fax: (760)438-2443
of the proposed trails in the Bressi Ranch Master Plan would provide a direct link from the center
of the Bressi Ranch Master Plan to the future school and city park in the Villages of La Costa
Master Plan. This would allow people to conveniently walk to the park rather than driving. It
appears that the design of Neighborhood 1.6 would prevent this linkage. Again the EIR should
address the impacts of this limitation to pedestrian access
Please feel free to contact me if you have any questions or need any additional information.
Sincerely,
Mike Howes
cc Mark Rohrlick
Bill Hofman
* 03/31/1999 10:48 7604382443 HOFMAN PLANNING PAGE 05
Hafnum
Planning
Utduiig Design Group, Inc.
June 21, 1999
Don Neu
City of Carlsbad
2075 Las Palmas Drive
Carlsbad, CA 92009
RE: VILLAGES OF LA COSTA MASTER PLAN ENVIRONMENTAL IMPACT REPORT
(LADWIG DESIGN GROUP, INC. JOB NO. L-1005)
Dear Don:
On June 30, 1999, it has been advertised that there will be a scoping meeting for the environmental
impact report for the Villages of La Costa Master Plan (EIR 98-07/MP 98-01/MP 149[Q][/GPA 98-
01/CT 99-03/HDP 99-01/SUP 99-01/CT 99-04/HDP 99-02]). The following letter is in response to
the effect of the proposed Villages of La Costa Master Plan and other proposed actions as they relate
to the Shelley property adjacent to the Master Plan area at the eastern extension of Melrose
Avenue/Oaks Road and as shown on the attached exhibits.
Mr. Shelley is in the process of working with the City of Carlsbad to define development areas and
areas of preservation as suggested in the pending draft City of Carlsbad HMP. In addition to
significant open space and corridor requirements on the Shelley property, our main concern for nature
development is proper access to meet the Carlsbad street, cul-de-sac and circulation standards. As
the Master Plan is currently proposed, we would only be provided one point of access for
Mr. Shelley's 81+ acre ownership. On November 6, 1997, I addressed a letter to Mr. Daniel
Friedlander at Henthron & Associates (copy enclosed) who is one of the Planning Consultants for the
Villages of La Costa. In my November 6, 1997 letter, we ask for an additional point of access to line
up with a proposed future intersection that the Villages have shown on their planning and Master Plan
documents. We have never received a response from Henthron & Associates and had hoped that we
would be able to work out a resolution to our request prior to this time.
Since the draft of the Carlsbad HMP has become available earlier this month, we have reviewed the
proposed development areas on Shelley consistent with the goals of the HMP. Again, it is critical
to us that we obtain more than one access point from the Villages project into the Shelley property.
There is no other opportunity to obtain access to this property.
In addition to the proposed Shelley development areas exhibit that I have attached, I have also
attached copies of portions of sheets 4 and 5 of 15 of the Villages Master Tentative Map. On a
portion of sheet 5,1 have shown the preferred extension into the Shelley property listed as Access
703 Palomar flirport Road + Suite 300 4 Carlsbad, California 92009
(760) 438-3182 FflX (760) 438-0173
Don Neu
June 21, 1999
Page 2
"A". Access "A" does cut off approximately six-tenths of an acre of the most southerly tip of the
HCP lands as identified earlier for a previous owner. We would ask that this access be shown on the
Villages Master Plan and other documents. At such point as the Shelley property is ready to develop,
we would replace the six-tenths of an acre of HCP land loss with adjacent habitat to offset the minor
loss. We feel this would be a very minor adjustment to the HCP lands and with the offer to replace
the lost area at the appropriate mitigation ratios, we feel there is no impact to the Villages Plan. In
addition to the reservation of the 60-foot right-of-way, we would also need the adjacent grading
rights and slope easements as generally shown on the attached exhibits.
In addition to our proposed Access "A", we would also like to request another access shown on sheet
4 of 15 of the Villages Master Tentative Map (Access "B"). This would also be another 60-foot
reservation with the appropriate grading easements into the Shelley property south of the alignment
of Melrose Avenue.
As I indicated above, we have never received a response to our earlier request in November of 1997.
Now that the formal review process is underway, we specifically re-affirm our earlier request for
access. Because of the specific requirements for the Shelley property in the draft HMP, we now will
need both access "A" and "B" plus the Melrose connection to meet City circulation requirements.
If you would like to meet to go over our request in more detail, please give me a call.
Sincerely,
LADWIG DESIGN GROUP, INC.
Robert C. Ladwig, President
RCL:lb:31
Enclosures
cc: Dan Shelley, w/enclosures
Fred Arbuckle, w/enclosures
703 Palomar Rirport Road + Suite 300 + Carlsbad, California 92009
(760)438-3182 FRX (760) 438-0173
loduuig Design Group, Inc.
Mr. Daniel Friedlander
Jack Henthorn & Associates x_.
5431 Avenida Encinas
Suite J
Carlsbad, CA 92008
RE: SHELLEY PROPERTY (LADWIG JOB NO. L-1005)
Dear Daniel,
Mr. Dan Shelley has forwarded to me a copy of the Forma Circulation Plan dated October 21, 1997.
Dan has asked that I review it as it relates to his property that lies at the very south easterly end of
proposed Melrose as shown on your plan.
The location of Melrose appears to be in the same location from previous plans which is acceptable
to Mr. Shelley. One request we do have, since we are limited to only one access point from the City
of Carlsbad, is to ask that you extend an easement from the intersection that goes into your
neighborhood west of the south end of Melrose easterly to the edge of the Shelley property. This
would provide us with an additional point of access in addition to the southeasterly extension of
Melrose Avenue. The improvement of the easement roadway could be developed along with the
Shelley property in the future. I have marked up a copy of your plan and attached it to this letter to
show what I am suggesting.
Thank you for your consideration of our request. If you have any questions or would like to get
together, please give me a call.
Sincerely,
LADWIG DESIGN GROUP, INC.
Robert C. Ladwig, President
RCL:baw.018
Enclosure
cc: Mr. Dan Shelley (with enclosure)
703 Palomar flirport Road 4 Suite 300 4 Carlsbad, California 92009
(760) 438-3182 FflX (760) 438-0173
UTTOF
PROJECT MEMO
CITTOF CARLSBAD — PLANNING DEPARTMNT
TO:XW(rDC/f
FROM: Avo A/&.U
PROJECT/PERMIT NO. 2^C^1 F /Q
SUBJECT: Counr i |
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DATE: \Jung / ) 19 99
TIME: 9>\?O y4
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Ptanfriflf-OJcectDf/Acting Agent
WHITE - Job Site; YELLOW - File; PINK - Inspector
VILLAGES OFLA COSTA
December, 1988
Mr. Raymond Pachett
City Manager
City of Carlsbad
1200 Carlsbad Village Drive
Carlsbad, CA 92008
RE: Zon« 10 and 11 Local Facil ties Management Plan Amendments - Villages of La Costa
Dear Ray:
Real Estate Collateral Management (R6CM) recently contracted for the preparation of
amendments to the Local Facilities! Manpgement Plans for Zones 10 and 11. These
amendments are necewary to insure that the La Costa Master Plan and General Amendments
anticipated by the Habitat Conservation Plan Implementation Agreement are consistent with the
City's Growth Management Prograjm. Drafts of the proposed amendments have been submitted
to the City staff as part of the La Costa Master Plan Amendment process.
i
Attached is a list of property owneijs that were sent requests authorizing the preparation of the
amended plans. We have received 2 responses to date, as noted by asterisks, These
responses are attached.
in compliance with Section 21.90.120 (d) of (h« Carlsbad Municipal Code, Real Estate
Collateral Management hereby recjuest that the City Counsel permit Real Estate Collateral
Management to prepare the subject Zone 10 and 11 Local Facilities Management Plan
Amendments on fcehalf of the Zon010 and 11 Landowners.
|
Please schedule this request for trje earliest possible City Council meeting.
Sfneerelv
rred Arbuckle
CMFWIC
cc: Don N«u
Adrienne Landers
Don Rideout
P. O. Box lOOO-uSS • CMUSJAO, CAUFOHNIA 92016-9000 • Te'.iPNOni 17601 9J9-2701 • FACJIMII-C 1160} 929-270S
June 11,1999
TO: GARY WAYNE, ASSISTANT PLANNING DIRECTOR
DEBBIE FOUNTAIN, HOUSING AND REDEVELOPMENT DIRECTOR
ADRIENNE LANDERS, PRINCIPAL PLANNER
CRAIG RUIZ, MANAGEMENT ANALYST
FROM: Don Neu, Senior Planner
AFFORDABLE HOUSING PROPOSAL FOR THE VILLAGES OF LA COSTA
MASTER PLAN - MP 98-01
Attached for your review is the third affordable housing proposal for the Villages of La Costa
Master Plan. I directed the applicant to provide a proposal in a summary format for City staff
consideration. If we determine that we concur with the direction proposed, it will be further
developed into a section for the master plan.
I am requesting that we consider this proposal at the Housing Team Meeting on June 16, 1999.
Please review the proposal so that we can discuss it on Wednesday. I will provide direction to
the applicant based on the decisions reached at the Housing Team Meeting.
DON NEU
VILLAGES OFA COSTA
JuneS, 1999
Mr. Don Neu
Senior Planner
City of Carlsbad
Dear Don:
I am writing in response to your letter of May 3, 1999, regarding our inclusionary
housing proposal for the Villages of La Costa Master Plan.
1) The following should cover all provisions of Section 21.85.070:
a. 15% of our units will be affordable. Please see the discussion of calculation
methodology and location below.
b. at least 10% of the lower income units shall have three or more bedrooms.
c. any fractional requirement shall be satisfied through the payment of an in-lieu
fee at the rate of $3000 per whole unit requirement. Payment of the fee will go
toward the CHAP fund or other affordable housing programs.
d. upon approval of the plan it will be incorporated into our Master Plan. This
will include text, maps, tables or figures to establish the basic framework for
implementing the requirements.
1. Total Market-rate Units: 858 Greens, 1134 Ridge and Oaks
2. Required Inclusionary Units: 128 Greens, 170 Ridge and Oaks;
Total 298
3. Sites: Greens, PA 1.15, 180 du; Ridge and Oaks PA 2.6, 118 du.;
Total 298
2). An executed affordable housing agreement for the village within which development
is to occur shall be required prior to the recordation of the first final map for any
neighborhood containing residential uses.
3) The base unit definition does not work with this Master Plan because our Master Plan
limits our uses to below the midpoint of the General Plan, therefore the number of units
set forth in the Master Plan controls our requirement rather than the midpoint of the
density range.
4) The Master Plan will be revised to designate the number of market rate and
inclusionary units, together with the total number of units.
I1. O. Box 9000-685 • CARLSBAD. CALIFORNIA 92018-9000 • TELEPHONE [7601 929-2701 • FACSIMILE 1760] 929-2705
5) The Master Plan will be revised to include all the units necessary to meet the
affordable housing requirements. This applies only to PA 2.6 which will be increased
from 58 du to 118du.
6) The October 13, memo suggests that some variation to the timing may be permitted.
We suggest:
Affordable Housing Agreement and Site Development Plan: Prior to Recordation
of Final Map for any Neighborhood containing residential uses.
Construction of Affordable Project: Commence prior to Occupancy of 35% of the
Market rate units.
Completion of the Affordable Project: Prior to Occupancy of 75% of the
residential units.
7) Funding of cash payments for partial unit requirements should be permitted and these
funds should go to the CHAP Fund. Further, we request that the use of second dwelling
units be permitted until the council takes an action prohibiting it.
8) Affordable Housing Requirements:
There are two methods for calculation of affordable housing requirements. Under either
scenario, two planning areas are held without density for purposes of these calculations.
In other words, we are proposing that the units on PA 1.15 and PA 2.6 are zero. In both
scenarios these two areas are designated as affordable housing recipients.
Scenario 1:
The Greens proposes to construct 858 homes with PA 1.15 having no homes. The
requirement for affordable housing is 15% of this number; 128 homes. PA 1.15 will
construct 128 homes meeting the affordable restrictions of the City.
The Ridge and Oaks proposes to construct 1134 homes with PA 2.6 having no homes.
The requirement for affordable housing is 15% of this number; 170 homes. PA 2.6 will
construct 170 homes meeting the affordable restrictions of the City.
These Planning Areas are 15.4 acres and 8.1 acres, gross, respectively. This will produce
gross densities of 8.31 and 20.98 du per acre, respectively. We believe that the density of
PA 1.15 is too low and the density of PA 2.6 is too high. Therefore, we propose to split
the requirement for affordable housing and plot 180 units in the Greens and 118 units in
the Ridge.
Scenario 2:
The Greens proposes to construct 858 homes with PA 1.15 having no homes. The city
provides for a 25% density bonus of which 5% may be non restricted housing, in
accordance with state law. This provides for 214 homes. We propose to build only 21%
of the bonus units, or 180 homes upon PA 1.15.
The Ridge and Oaks proposes to construct 1134 homes with PA 2.6 having no homes.
The city provides for a 25% density bonus of which 5% may be non restricted housing.
This provides for 214 homes. We propose to build only 10.4% of the bonus units; 118
homes.
The combined requirement of all Villages is 128 homes plus 170 homes, for a total of a
298 requirement. This is completely satisfied with the construction of 180 units in the
Greens and 118 units in the Ridge, for a total of 298 units. Further, this means that only
786 homes may be constructed within the Ridge and Oaks prior to construction of
affordable homes within the Greens. As an alternative to waiting, the Ridge and Oaks
may amend their affordable housing agreement to provide an additional 52 units in PA
2.6 or another appropriate location.
I hope this meets with your satisfaction and we may draft the final section to the Master
Plan.
Fred M. Arbuckle
President, Morrow Development
POINSETTIA
LANE
o
VILLAGE BOUNDARY
NEIGHBORHOOD BOUNDARY
LA COSTA
BACKBONE CIRCULATION
PROJECT BOUNDARY MARKER
SCHOOL
NEIGHBORHOOD
OPEN SPACE
DAY CAPE
RV STORAGE
LA COSTA GREENS
VILLAGE DEVELOPMENT PLAN
NOTTOSCALE?5 Exhibit 5-1
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VILLAGE DEVELOPMENT PLAN
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VILLAGE BOUNDARY
NEIGHBORHOOD BOUNDARY
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BACKBONE CIRCULATION
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VILLAGE DEVELOPMENT PLAN
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VILLAGES OF
A COSTA
JuneS, 1999
Mr. Don Neu
Senior Planner
City of Carlsbad
Dear Don:
I am writing in response to your letter of May 3, 1999, regarding our inclusionary
housing proposal for the Villages of La Costa Master Plan.
1) The following should cover all provisions of Section 21.85.070:
a. 15% of our units will be affordable. Please see the discussion of calculation
methodology and location below.
b. at least 10% of the lower income units shall have three or more bedrooms.
c. any fractional requirement shall be satisfied through the payment of an in-lieu
fee at the rate of $3000 per whole unit requirement. Payment of the fee will go
toward the CHAP fund or other affordable housing programs.
d. upon approval of the plan it will be incorporated into our Master Plan. This
will include text, maps, tables or figures to establish the basic framework for
implementing the requirements.
1. Total Market-rate Units: 858 Greens, 1134 Ridge and Oaks
2. Required Inclusionary Units: 128 Greens, 170 Ridge and Oaks;
Total 298
3. Sites: Greens, PA 1.15, 180 du; Ridge and Oaks PA 2.6, 118 du.;
Total 298
2). An executed affordable housing agreement for the village within which development
is to occur shall be required prior to the recordation of the first final map for any
neighborhood containing residential uses.
3) The base unit definition does not work with this Master Plan because our Master Plan
limits our uses to below the midpoint of the General Plan, therefore the number of units
set forth in the Master Plan controls our requirement rather than the midpoint of the
density range.
4) The Master Plan will be revised to designate the number of market rate and
inclusionary units, together with the total number of units.
P. O. Box 9000-685 • CARLSBAD. CALIFORNIA 92018-9000 • TELEPHONE 1760] 929-2701 • FACSIMILE 1760] 929-2705
5) The Master Plan will be revised to include all the units necessary to meet the
affordable housing requirements. This applies only to PA 2.6 which will be increased
from 58 du to 118du.
6) The October 13, memo suggests that some variation to the timing may be permitted.
We suggest:
Affordable Housing Agreement and Site Development Plan: Prior to Recordation
of Final Map for any Neighborhood containing residential uses.
Construction of Affordable Project: Commence prior to Occupancy of 35% of the
Market rate units.
Completion of the Affordable Project: Prior to Occupancy of 75% of the
residential units.
7) Funding of cash payments for partial unit requirements should be permitted and these
funds should go to the CHAP Fund. Further, we request that the use of second dwelling
units be permitted until the council takes an action prohibiting it.
8) Affordable Housing Requirements:
There are two methods for calculation of affordable housing requirements. Under either
scenario, two planning areas are held without density for purposes of these calculations.
In other words, we are proposing that the units on PA 1.15 and PA 2.6 are zero. In both
scenarios these two areas are designated as affordable housing recipients.
Scenario 1:
The Greens proposes to construct 858 homes with PA 1.15 having no homes. The
requirement for affordable housing is 15% of this number; 128 homes. PA 1.15 will
construct 128 homes meeting the affordable restrictions of the City.
The Ridge and Oaks proposes to construct 1134 homes with PA 2.6 having no homes.
The requirement for affordable housing is 15% of this number; 170 homes. PA 2.6 will
construct 170 homes meeting the affordable restrictions of the City.
These Planning Areas are 15.4 acres and 8.1 acres, gross, respectively. This will produce
gross densities of 8.31 and 20.98 du per acre, respectively. We believe that the density of
PA 1.15 is too low and the density of PA 2.6 is too high. Therefore, we propose to split
the requirement for affordable housing and plot 180 units in the Greens and 118 units in
the Ridge.
Scenario 2:
The Greens proposes to construct 858 homes with PA 1.15 having no homes. The city
provides for a 25% density bonus of which 5% may be non restricted housing, in
accordance with state law. This provides for 214 homes. We propose to build only 21%
of the bonus units, or 180 homes upon PA 1.15.
The Ridge and Oaks proposes to construct 1134 homes with PA 2.6 having no homes.
The city provides for a 25% density bonus of which 5% may be non restricted housing.
This provides for 214 homes. We propose to build only 10.4% of the bonus units; 118
homes.
The combined requirement of all Villages is 128 homes plus 170 homes, for a total of a
298 requirement. This is completely satisfied with the construction of 180 units in the
Greens and 118 units in the Ridge, for a total of 298 units. Further, this means that only
786 homes may be constructed within the Ridge and Oaks prior to construction of
affordable homes within the Greens. As an alternative to waiting, the Ridge and Oaks
may amend their affordable housing agreement to provide an additional 52 units in PA
2.6 or another appropriate location.
I hope this meets with your satisfaction and we may draft the final section to the Master
Plan.
Fred M. Arbuckle
President, Morrow Development
FILE COPY
City of Carlsbad
Planning Department
May 3, 1999
Fred Arbuckle
Morrow Development
P.O. Box 9000-685
Carlsbad, CA 92018-9000
SUBJECT: MP 98-01 - INCLUSIONARY HOUSING PROPOSAL FOR THE VILLAGES
OF LA COSTA MASTER PLAN
Dear Fred:
The second draft inclusionary housing proposal for the Villages of La Costa Master Plan dated
December 20, 1998 has been reviewed by staff in the Planning Department as well as the
Housing and Redevelopment Department. The proposal cannot be supported as submitted and
needs a number of revisions. Several of the major points are outlined in this letter. Other
comments are noted on the enclosed draft sections.
The main issues with the draft are as follows:
1) The proposed inclusionary housing section of the master plan must include all the
requirements listed in Section 21.85.070 of the City of Carlsbad Zoning Ordinance.
2) The required affordable housing agreement must be executed prior to the recordation of
any phase of the proposed master tentative map for the village to be subdivided into
neighborhood planning areas.
3) The base definition that must be used is found in Section 21.85.070(f) of the ordinance.
4) The proposal lists the maximum number of units for each village as well as the total
number of units for the master plan. The master plan should be revised to clearly list the
number of market rate and inclusionary units. As proposed the master plan does not
contemplate units above the totals listed to meet the inclusionary housing requirement.
5) The potential locations for affordable housing listed in the proposal fall short of meeting
the required 15 percent inclusionary housing requirement. Revisions to these
neighborhoods in the master plan or the identification of additional neighborhoods is
required to achieve the 15 percent standard. Specific sites must be tied down so that there
are no conflicts with the Environmental Impact Report analysis, the Local Facilities
Management Plans, the General Plan Land Use Designations, and the Villages of La
Costa Master Plan. City staff will not support leaving the issue of potential sites to meet
this requirement unresolved.
2075 La Palmas Dr. • Carlsbad, CA 92009-1576 • (76O) 438-1161 • FAX (760) 438-O894
MP 98-01 - INCLUSIONAKT HOUSING PROPOSAL FOR THE VILLAGES OF
LA COSTA MASTER PLAN
MAY 3, 1999
PAGE 2
6) The phasing proposal also needs to be revised. Housing Department staff will be
providing limitations in regard to phasing. The required site development plan to
construct inclusionary units for a specific village must be approved prior to the issuance
of building permits for any market rate units in the village. A certificate of occupancy for
the required inclusionary housing units in the village must be issued prior to the issuance
of building permits in excess of twenty-five percent of the market rate units in the
respective village.
7) The final paragraph of the proposal lists the CHAP Program and construction of Second
Dwelling Units as ways to satisfy the Inclusionary Housing requirement. Both of these
alternatives are not supported by city staff. Approval of the use of CHAP for the master
plan would violate Section 21.85.070(c) of the Inclusionary Housing Ordinance.
8) The format of the Inclusionary Housing Section should generally follow the format of the
enclosed affordable housing section from the Zone 20 Specific Plan. Sections from this
plan will not apply given the fragmented property ownership of the Zone 20 Planning
Area as compared to the Villages of La Costa Master Plan. Please refer to the comments
on the section from the Zone 20 Specific Plan.
Agreement on an affordable housing section is an important missing piece of the project. This
issue must be resolved along with several other major issues if the project is to proceed in a
timely manner.
Sincerely,
DON NEU
Senior Planner
DN:mh
Enclosures
Adrienne Landers
Craig Ruiz
Clyde Wickham
March 4,1999
TO: DON NEU, SENIOR PLANNER
FROM: Craig Ruiz, Management Analyst
Housing and Redevelopment Department
VILLAGES OF LA COSTA MASTER PLAN AFFORDABLE HOUSING REQUIREMENTS
I have reviewed the proposed language for the master plan concerning the project's affordable
housing requirements. The following are the Housing and Redevelopment Department's
comments on the proposal:
1. In general, it appears that the applicant has not incorporated comments previously provided
by this office in a memo dated October 13,1998, and those comments provided at a
November 9,1998, meeting. A copy of the October memo is included. Also, the applicant's
proposal is not consistent with CMC Section 21.85.070 which states the inclusionary housing
requirement for master plans. The developer should state why reductions in standards should
be granted. The Housing and Redevelopment Department does not support the proposed
modified standards.
2. The first paragraph, fourth sentence, states that the agreement need only apply to the
Village in which the proposed final map improvements are proposed is unclear. Please
have the applicant clarify the intent of this statement
3. The second paragraph redefines the Inclusionary Housing Ordinance definition of a "Base
Unit" and how Base Units are calculated. Again, the developer should state why the
reduction in the standard should be granted. The Housing and Redevelopment Department
recommends that a sentence referencing the Inclusionary Housing Ordinance definition
and calculation of Base Units be included after the first sentence. The remaining sentences
should be deleted.
Related to the comments above, the first table should include an additional column which
states the proposed number of market rate units. For example, the first line should read:
The Greens: Base Units: 1038 Inclusionary Units: 156 Market Units 882
4. First paragraph, second page, the Housing and Redevelopment Department recommends that
there only be a general statement that project phasing will be established in a subsequent
Affordable Housing Agreement. However, if the Planning Department concurs with the
applicant that the issue of phasing should be resolved at this time, the phasing should be
consistent with the parameters discussed in the October 13th memo.
5. Staff does not support payment of fees into the CHAP and, therefore, recommends that this
option be deleted from the last paragraph. Also, staff recommends that preceding the first
sentence of the final paragraph, it should state "With approval of an Affordable Housing
Agreement and related Site Development Plan".
The Housing and Redevelopment Department does not support the applicant's proposal to satisfy
their Inclusionary Housing Ordinance requirements. In addition, because the applicant has not
proposed anything significantly different than what was previously reviewed by the housing
team, there does not appear to be any benefit in scheduling an meeting with the team at this time.
If you have any questions about the above information, please call me at X-2817.
CRAIG RUIZ
CR:cr
October 13,1998
TO: SENIOR PLANNER
FROM: Management Analyst, Housing and Redevelopment Department
VILLAGES OF LA COSTA MASTER PLAN AFFORDABLE HOUSING REQUIREMENTS
I have reviewed the draft language for the affordable housing sections of the Villages of La Costa
Master Plan. The following are my suggested changes/modifications:
1. Master Plan Requirements - The second paragraph states that should the actual number of
market rate units be less than that which was approved, then the number of inclusionary units
would be reduced accordingly. Because the Housing and Redevelopment Department is not
involved in the tentative map process, we would not aware of any reductions total units
approved. This situation creates a monitoring problem for this department. In past mater
plan projects (Rancho Carrillo & Poinsettia Properties), staff has required that the total
number of inclusionary units be clearly stated in both the Master Plan and Affordable
Housing Agreement. Should the developer construct fewer units, the Affordable Housing
Agreement could be amended. Such an amendment could be done administratively. Please
direct the applicant to revise this section accordingly.
2. Timing - The first paragraph, second sentence should state that the developer shall receive
approval of a Site Development Plan and Affordable Housing Agreement prior to the
recordation of the first final map or issuance of any development permit.
Second, the bullet points listed in this section seek to establish specific timing for the
approval and construction of the affordable units which is in conflict with previous actions
and policies of the Housing Commission. The applicant should be aware that previously
approved master plans have been able to construct between 25% - 35% of the market rate
units prior to construction of their affordable project, and must complete the affordable
project prior to constructing 50% -75% of the market rate project. The exact percentages
depend on the construction phasing and financing mechanisms involved. However, the
timing of the affordable units will be determined by the Housing Commission and City
Council through the approval of the Affordable Housing Agreement. Please direct the
applicant to delete the last three bullets items.
3. Approach - The developer proposes to meet their inclusionary housing obligation through the
construction of on-site affordable housing units, second dwelling units and payments into the
Carlsbad Homebuyer Assistance Program (CHAP). First, the Housing and Redevelopment
Department does not support the payment of fees into the CHAP as a means of satisfying the
project's affordable housing requirement. Staff has stated this to the applicant previously.
Please direct the applicant to delete all references to this option.
Second, it is the current policy of the Housing Commission to allow a developer to satisfy up
to 20% of their inclusionary housing requirement through the provision of second dwelling
units. The applicant should be aware that the City is currently in the process of updating the
General Plan Housing Element. With the recent changes to the housing element regulations,
second dwelling units will not count towards meeting the City's regional share of affordable
housing. Therefore, it is highly possible that through the housing element update, second
units may no longer be an option for meeting a project's inclusionary housing obligation.
The draft language should be revised to state that should the project produce second dwelling
units, there is no guarantee they will be counted towards meeting the developer's
inclusionary housing obligation.
Third, the Housing and Redevelopment Department supports the construction of on-site
affordable housing units.
4. Greens/ La Costa Ridge/Oaks - The language in these sections should be revised relative to
the comments above.
As we discussed previously, we may want to discuss this project at our Wednesday morning
housing team meetings. Also, you may want to direct the applicant to meet with the Housing and
Redevelopment Director and/or myself to discuss the above comments. Please let me know how
you want to proceed.
CRAIG RUIZ
CR:cr
•fr?
L/
\J
INCLUSIONARY HOUSING
Villages of La Costa
December 20,1998
The intent of this section" is to ensure Th
share of a range of housing, This intent
i^q_agreement between the Owner of the Vil
Jgreemeift shall be executed prior to the
.Village. The agreement need only apply
/
, Villages of La Costa provide its proportionate
ihall be implemented through an executed
lages of La Costa and the City of Carlsbad. This_
gcordation of the first Final Map withinany
to the Villagewithin which the proposed Final
Map improvements are proposed. However, the agreement may provide for the transfer
of credits for affordable housing betweerj the various villages.
iThe Villages of La Costa shall provide fdr affordable housing in an amount equal to nojt
less than fifteejyggjamLalaUj^aje residential units. Base residential units means ^
number of units within the Villages wmcin are not restricted as affordable. The base
number shall be equal to the maximum number of units actually approved by the final
decision making authority of the City of Carlsbad. If a density bonus or density incentive
is awarded, the increased density is not included in the base when determining the
number of required inclusionary units relative to the base project yield,
The following calculations are for illustrative purposes only and represent the current
calculations for provision of affordable housing. These calculations shall be updated,
within the final inclusionary agreements without the requirement to modify herein,
The Greens:
The Oaks:
The Ridge;
Total:
Base Units: 1038
Base Units; 875
Base Units: 323
2236.~«~. « — ^ 98 •f
potential locations for affordable housing are as follows
The Greens:
The Oaks;
The Ridge:
PA 1.15 and/or PA
PA 3,6 or PA 2.6
PA 2.6 or PA 3.6
Inclusionary Units: 156
Inclusionary Units:,
Inclusionary
1.16
1 CTJ Y**£S ^—_ * *" In the event that the affordable housing agreement calls for the construction of rental
units, the number of units within these pl«wming areas may be increased through a density
bonus or density incentiveto provide for tjie required number of units.wl^J5Stu^!(£"'--f0 .skcttsry re£y\re~\e*rt~7
The Greens: (sJPAl.l6)wiU be increased frorft>S6 to/HS
The Oaks: PATSwill be increased from 28^179
The Ridge PA 2.6 will be increased from 5Slo r
The phasing of affordable housing shall be as follows: In the event that the agreement ,
requires the construction of affordable units within a Village, the site development plan &.<s\c{
for the neighborhood in v^hjcli thgsewuts will be built, shall be filed with the CityprioF^
to the eonstmet^nof any market rate Homes , The Owner may then obtain up to 50% of
the market rate homes building permits within the Village together with building permits
all affordable units prior to the construction of any affordable housing, Building permits
for the remaining units may be obtained only after -completion and ingpeotion-ef-
foundation slabs for the required affordable housing,
The required number of inclusionary units may be provided for through one or more or a
combination of the following programs: funding for additional second trust deed loans
»nri»r thp-gff^p-prrtgra™ ,oft>1ttru/'fini<l rtf s«™pd PvHIirig I mitt construction of
Income qualified Seniors Housbg units, construction of Income Qualified Rental
pr0grain units, consfruction of a Combined inclusionary housing project and/or the
construction of Subsidized For Sale Housing.
All proposed tentative maps and planned unit development permits must conform
to and implement the Specific Plan. Any application which does not implement
the Specific Plan shall not be approved.
C. AFFORDABLE HOUSING
1. General Requirements
All residential development within the Zone 20 Specific Plan area-is- care
required to include a percentage of housing units affordable to persons and
families of lower income.
The City has adopted an Inclusionary Housing Program. Per the mandates
of this program, 15 percent of all base units within the Zone 20 Specific \1 Lc
-Plan shall be required tq.be affordabJeMjower income households. The
base for the-ZeneSO Igepfy Plan " ^75 dwelling units. This will result
in approximately -342£omts of housing for lower-income families being
provided within the TSene-20 Specific Plan.r
The base for the Zone 20 Specific Plan is determined by multiplying the
net developable acreage of the project site times the growth management
control point(s) for the project site's applicable general plan
designation(s). If inthp course of reviewing specific residential projects
within the Zone 20 specific Plan, the final decision making authority of
the City determines that the base residential yield of the Zone 20 Specific
cannot be achieved, then the base shall be equal to the maximum
number of units actually approved. If a density bonus is or subsequently
becomes awarded, the increased density is not included in the base when
determining the number of required inclusionary units relative to the base
project yield.
-the, v^LC- At, f>
All projects proposed within Zone 20 shall be consistent with the policies
and programs contained in the City's General Plan and Housing Element
and any related municipal code sections.
May 1993 43 Zone 20 Specific Plan
Develoment Reuirin Inclusionar Contribution
All new residential development projects including but not limited to,
condominiums, single family dwellings, apartments, etc., and any use
permits, special permits, and building permits for new residential
development shall contribute to the provision of housing for low income
households in Zono 2Q.
Residential Development Project
The provision of housing for households of low income shall be required
for all new residential development as set forth below. The size, design,
and location of these inclusionary units within a development shall be
consistent with the General Plan, Zoning and City building standards
unless specifically exempted.
All new residential development projects of seven (7) or more units or lots
shall provide housing for low income households by one of the following:
Provision of lower-income inclusionary units within the
development project in the amount equal to or greater than fifteen
(15%) percent of the total number of base units of a project site.
When feasible and compatible with surrounding land uses, the
affordable housing units shall be built onsite and distributed
throughout the remaining undeveloped villages of the specific plan
in order to provide a more balanced and diversified community
or;
Contributions in any other manner, including off-site contributions
of units, or transfer of density which secures the purposes of this
section are subject to the approval of the City Council. Such
alternate manner of contribution may be approved by the City
Council upon a showing by the developer that on-site contribution
is not appropriate for the particular development. Evidence which
may be appropriate for such showing should be related to the
physical or economic characteristics of the project, that an
alternate contribution better achieves goals and objectives of the
General Plan, the Zone 20 Specific Plan and Coastal Land Use
Plans, or that unique opportunities exist to achieve a greater
contribution off-site. Off-site contributions through a combined
inclusionary housing project may be provided in the following
manner:
May 1993 44 Zone 2Q Specific Plan
4.
Off-site provisions within Zone 20-Development of
Inclusionary units may be provided off-site when an
Affordable Housing agreement is entered into. The City of
Carlsbad shall be a party to this agreement.
Off-site provisions outside of Zone 20, within Southwest
Quadrant.
At the discretion of the City Council, affordable
inclusionary units may be provided off-site within another
zone and within the Southwest quadrant, or on a site
contiguous to the Southwest quadrant, subject to the
following findings;
(a), the external site will not adversely impact the zone
within which it is located;
(b). use of the external site will not result in the
quadrant unit caps to be exceeded;
(c). the external site will comply with growth
management standards and will provide low and/or
moderate income housing units concurrently (or
within an approved time frame) with development of
the approved residential site in the same manner as
though it were provided on site.
(d). An affordable housing agreement exists tying
development on the original site to the provision of
the lower and/or moderate income housing units on
the off site parcel.
The contribution of the developer may be accomplished by the developer
alone or in conjunction with any other persons, or with the housing
. authority or any other non-profit housing organization.
Product Type and Density
Housing designated as being affordable to lower-income households in
\JLO rt-P. Zone'20 is anticipated to consist of clustered multi-family attached and
stacked flat unit types, although alternative types of housing units may be
provided.
May 1993 45 Zone 20 Specific Plan
Generally to achieve affordability for lower-income households, rental
units with densities of 19 units per acre and above are necessary. The
highest overall density within Zone 20 is Residential Medium (RM) with
a Growth Control Point of no greater than 6 units per acre, and a
maximum General Plan density of 8 units per acre. To provide adequate
density for multi-family housing unit types, a transfer of density from one
site, (donor) to another site (receptor) may be required. This mechanism
will be referred to as a density transfer. Density transfers permit
individual projects or ownership parcels to exceed the growth control point
or General Plan density range as long as there is an accompanying
equivalent reduction elsewhere. Implementation of this mechanism will
assure that the overall number of units within Zone 20 will not exceed
build out projections under the City's Growth Management Plan and
General Plan.
In addition to accommodating the density requirements for product types
affordable to lower-income households, development standards may be
created, modified or waived to facilitate creation of the affordable units.
These development standards modifications may be accommodated through
the City's Site Development Plan process.
Affordable housing development shall provide a mix of affordable
dwelling units (by number of bedrooms) in response to affordable housing
demand priorities of the City, whenever feasible.
The design of the affordable units shall be reasonably consistent or
f\~ compatible with the design of the total project development in terms of
physical appearance, materials, and finished quality.
5. Transfer of Density
The Zone 20 Specific Plan enables and implements a density transfer
system to 'achieve appropriate densities for housing units affordable to
lower income\households. To achieve the appropriate densities, and still
not exceed the maximum number of residential units supported under the
Zone 20 Facility Management Plan, the Growth Management Plan and the
City's General Plan, iNnay be necessary to transfer units from one area,
ownership or residential project to another within the Zone 20 Specific
Plan.
Under the density transfer mechanism, one area, or parcel, may be
developed at a higher density than wouldnormally be allowed, subject to
the remaining area being developed aKa lower density, remaining
undeveloped, or being utilized for non-residential purposes. The overall
May 1993 46 Zone 20 Specific Plan
average density of the area would not exceed the designated General Plan
range. The intent of these density transfers is to create a sufficient number
of units in one areaVor site that will achieve the density necessary to create
economically viable, multi-family housing units which include housing
affordable to lower income families. These higher density cluster sites will
be known as receptor; sites and will receive the transfer of residential
units from other ilonojs sites. The Zone 20 Specific Plan will enable the
number of multi-family\ dwelling units per lot to exceed the specified
density of the General Han Land Use Element, but will not exceed the
overall density specified^ for the project area or allow residential
development to exceed the total number of housing units allowed under the
Zone 20 Facilities Management Plan as described in Section II (Land Use)
of the Specific Plan.
a. Receptor Sites.
All properties are eligible to become receptor sites, but only a
small number of sites may\be required. Receptor sites are eligible
>m other sites within the Zone 20
project density at the receptor
Point and the maximum General
Plan designation density to th? extent that there is a companion
reduction on the donor site.
to receive units "donated"
Specific Plan. This may inc
site beyond the Growth Cont
Receptor sites may provide both market-rate moderate income and
lower-income inclusionary units, and must include its own lower
and moderate income requirements as well as responsibility of any
off-site inclusionary units the receptor site may receive.
In order for a residential project to develop lower-income units
off-site and be relieved of its inclusionary requirement using a
donor-receptor density transfer mechanism the following
requirements must be met:
i.
11.
m.
A site must be designated as\ a receptor site or
potential receptor site in the Zone 20 Specific Plan.
The receptor site has been approved by the City as
a receptor site for lower income housing
development.
An Affordable Housing Agreement must be
approved which addresses how the \ionor and
receptor sites will meet the donor's inclusitonary low
May 1993 47 Zone 20 Specific Plan
vand/or moderate income requirements at the
tfor site.
Receptor sites may develop above the maximum density point for
the existing General Plan density category. A receptor site may
exceed the growth control point and maximum General Plan land
use designation density providing the following findings are made;
i. The adequacy of the Public Facility Plan for Zone
20 will not be adversely affected;
ii. There have seen sufficient developments approved,
in Zone 20 or within the Southwest Quadrant at
densities below the growth control point.
iii. All necessary public facilities required by Chapter
21.90 of the Ckrlsbad Municipal Code will be
constructed in compliance with adopted City
Standards.
iv. That minimum locational criteria for locating higher
density residential are\satisfied; and
v. That the project wo\ld be compatible with
surrounding land uses.
b. Donor sites.
All properties within the Zone 20 Specific, Plan are considered
potential donor sites for the purposes of \he density transfer
mechanism. Donor sites may only contribute units to receptor
sites which are to be used only for the purposes of providing
lower and moderate income housing.
Donor sites voluntarily contributing units to a receptor site to
meet their inclusionary requirement will have tentative map
approvals conditioned to specify that the number of approved units
will not exceed the adjusted donor site potential.
6. Discretionary Actions and Development Project Approvals
A residential development project application will not be deemed complete
for consideration until the applicant has submitted plans and proposals
May 1993 48 Zone 20 Specific Plan
which demonstrate the manner in which Inclusionary Housing
requirements will be met.
An Affordable Housing Agreement shall be made a condition of all future
discretionary permits for development within this Specific Plan area.
Prior to approval of a final map or, where a map is not being processed,
prior to the issuance of building permits for any residential project subject
to affordable housing requirements the developer shall demonstrate
compliance with this section of the Specific Plan by the preparation and
approval of an Affordable Housing Agreement. All relevant terms and
conditions of any Affordable Housing Agreement shall be filed and
recorded as a deed restriction on those individual lots or units of a project
which are designated for the location of inclusionary units. The
Affordable Housing Agreement shall be consistent with Section 21.85.160
of Title 21 of the Carlsbad Municipal Code.
7. Development Standards
Standard RDM and apartment criteria in conjunction with the Site
Development Plan process shall be used to provide housing affordable to
lower income households. The purpose of these development standards is
to assure quality development by utilizing standard criteria that are
compatible with the appropriate project density.
Potential modifications to development standards to facilitate the economic
viability of inclusionary units may be requested of the City.
8. In-Lieu Contribution Fees
The City has determined that in smaller residential developments (6 units
or less) it may not be financially feasible or practical to build low income
units on-site. These smaller residential projects may contribute a fee in-
lieu of providing on-site affordable housing. This fee shall be established
by the City of Carlsbad and shall be paid at the time of building permit
issuance.
9. [ Phasing of Lower-Income and Moderate-Income Inclusionary units
\Jt-c. M-P
Required inclusionary units in Zone 2O shall be constructed concurrent
with market rate units unless both the final decision making authority of
the City and the developer agree within an Affordable Housing Agreement
to alternative schedule for development.
May 1993 49 Zone 20 Specific Plan
-»" •^r
City of Carlsbad
Housing & Redevelopment Department
March 4,1999
TO:
FROM:
DON NEU, SENIOR PLANNER
Craig Ruiz, Management Analyst
Housing and Redevelopment Department
VILLAGES OF LA COSTA MASTER PLAN AFFORDABLE HOUSING REQUIREMENTS
I have reviewed the proposed language for the master plan concerning the project's affordable
housing requirements. The following are the Housing and Redevelopment Department's
comments on the proposal:
1. In general, it appears that the applicant has not incorporated comments previously provided
by this office in a memo dated October 13, 1998, and those comments provided at a
November 9, 1998, meeting. A copy of the October memo is included. Also, the applicant's
proposal is not consistent with CMC Section 21.85.070 which states the inclusionary housing
requirement for master plans. The developer should state why reductions in standards should
be granted. The Housing and Redevelopment Department does not support the proposed
modified standards.
2. The first paragraph, fourth sentence, states that the agreement need only apply to the
Village in which the proposed final map improvements are proposed is unclear. Please
have the applicant clarify the intent of this statement
3. The second paragraph redefines the Inclusionary Housing Ordinance definition of a "Base
Unit" and how Base Units are calculated. Again, the developer should state why the
reduction in the standard should be granted. The Housing and Redevelopment Department
recommends that a sentence referencing the Inclusionary Housing Ordinance definition
and calculation of Base Units be included after the first sentence. The remaining sentences
should be deleted.
Related to the comments above, the first table should include an additional column which
states the proposed number of market rate units. For example, the first line should read:
The Greens: Base Units: 1038 Inclusionary Units: 156 Market Units 882
4. First paragraph, second page, the Housing and Redevelopment Department recommends that
there only be a general statement that project phasing will be established in a subsequent
Affordable Housing Agreement. However, if the Planning Department concurs with the
2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (760) 434-2810/2811 • FAX (760) 720-2037
applicant that the issue of phasing should be resolved at this time, the phasing should be
consistent with the parameters discussed in the October 13th memo.
5. Staff does not support payment of fees into the CHAP and, therefore, recommends that this
option be deleted from the last paragraph. Also, staff recommends that preceding the first
sentence of the final paragraph, it should state "With approval of an Affordable Housing
Agreement and related Site Development Plan".
The Housing and Redevelopment Department does not support the applicant's proposal to satisfy
their Inclusionary Housing Ordinance requirements. In addition, because the applicant has not
proposed anything significantly different than what was previously reviewed by the housing
team, there does not appear to be any benefit in scheduling an meeting with the team at this time.
If you have any questions about the above information, please call me at X-2817.
CRAIG RUIZ
CR:cr
X
City of Carlsbad
Planning Department
February 10, 1999
Dorothy & Robert S. Gittelson
6563 Via Barona
Carlsbad, CA 92009
SUBJECT: BOX CANYON AREA
Dear Mr. & Mrs. Gittelson:
Your letter to Mayor Lewis has been referred to me to respond to your concerns regarding
preservation of land in the area of Box Canyon. I am the planner assigned to the Villages of La
Costa Master Plan project that has been submitted by Morrow Development. That project
includes property in the Box Canyon Area. The enclosed exhibits from the Draft Master Plan
depict the areas to be preserved as native open space which includes Box Canyon. The
majority of the open space areas depicted on the enclosed exhibits are presently designated
for preservation as part of the Habitat Conservation Plan approved by the U.S. Fish and Wildlife
Service, the California Department of Fish and Game, and the City of Carlsbad. The Villages of
La Costa Master Plan also proposes the preservation of those areas and the development of a
trail system where permissible with the wildlife agencies.
The entire plan is available for you to review at the Planning Department office should you be
interested in doing so. The plan is still a draft proposal requiring public hearings before the
Planning Commission and City Council. I will add your name and address to the project mailing
list to receive public notices concerning meetings and public hearings on the Villages of La
Costa Master Plan. Should you have additional questions regarding the project as it relates to
the Box Canyon Area please feel free to contact me at 438-1161, extension 4446.
Sincerely,
DON NEU
Senior Planner
Enclosures
City Manager
Community Development Director
Planning Director
2075 Las Palmas Dr. • Carlsbad, CA 92OO9-1576 • (76O) 438-1161 • FAX (76O) 438-O894
I
PALOUAR
AIRPORT
LA COSTA
GREENS
VILLAGES OF
LA COSTA LOCATION MAP
I Exhibit 1-3
RESIDENTIAL-
LOW MEDIUM
LA COSTA
GREENS
VILLAGES OF
LA COSTA
RESIDENTIAL-
MEDIUM
RESIDENTIAL-
MEDIUM HIGH
LA COSTA
RIDGE
NEIGHBORHOOD
COMMERCIAL
PLANNED
INDUSTRIAL
LA COSTA
OAKS
MASTER PLAN
OPEN SPACE
EXISTING
OPEN SPACE
ELEMENTARY
SCHOOL
GENERAL PLAN LAND USE
L..W Exhibit 2-1
THE OAKS
DEVELOPMEN
AREA
VILLAGE BOUNDARY
NEIGHBORHOOD BOUNDARY
VILLAGES OF
LA COSTA
BACKBONE CIRCULATION
VILLAGE MARKER
NEIGHBORHOOD
OPEN SPACE
LA COSTA RIDGE
VILLAGE DEVELOPMENT PLAN
NOTTOSCALE»5 Exhibit 6-1
MAP.
V777). HOMEOWNERS ASSOCIATION OR
&Z4 MAINTENANCE DISTRICT
i;-.-;,:::.,.i CONSERVEDHABTTATAREAS
k^J (HCPIOMSP)
| | PfWATE MAINTENANCE
(PUBUC STREETS NOTHCUJOED)
LA COSTA RIDGE
MAINTENANCE AREAS
Exhibit 6-3
W V
THE OAKS
EVELOPMEN
AREA
VILLAGE BOUNDARY
NEIGHBORHOOD BOUNDARY
VILLAGES OF
LA COSTA
NEIGHBORHOOD
OPEN SPACE
BACKBONE CIRCULATION
RECREATION CENTER
CITY-WIDE TRAILS
LOCAL TRAIL
LA COSTA RIDGE
TRAILS AND RECREATION PLAN
NOTTOSCAL£S Exhibit 6-7
RIDGE
DEVELOPMENT
AREA
VILLAGE BOUNDARY
NEIGHBORHOOD BOUNDARY
VILLAGES OF
LA COSTA
BACKBONE CIRCULATION
PROJECT BOUNDARY MARKER
NEIGHBORHOOD
OPEN SPACE
DAY CARE
RV STORAGE
LA COSTA OAKS
VILLAGE DEVELOPMENT PLAN
NOT TO SCALE *5 Exhibit 7-1
HOMEOWNERS ASSOCIATION OR
MAINTENANCE DISTRICT
p^pi CONSERVED HABfTATAREAS
±±±1 (HCPIOMSP)
[-----] PUBUC AGENCY MAINTENANCE
\ I PRIVATE MAINTENANCE
I 1 (PUBLIC STREETS NOT INCLUDED)
VILLAGES OF
LA COSTA LA COSTA OAKS
MAINTENANCE AREAS
Exhibit 7-3
THE
/ RIDGE
/DEVELOPMENT
AREA
GECOACH ^ V
COMMUNITY PARK
VILLAGE BOUNDARY
NEIGHBORHOOD BOUNDARY
VILLAGES OF
LA COSTA
NEIGHBORHOOD
OPEN SPACE
BACKBONE CIRCULATION
RECREATION CENTER
CITY-WIDE TRAILS
LOCAL TRAIL
LA COSTA OAKS
TRAILS AND RECREATION PLAN
POINSETTIA
LANE
GOLF
COURSE ALICANTE RD
VILLAGE BOUNDARY
NEIGHBORHOOD BOUNDARY
LA COSTA
BACKBONE CIRCULATION
PROJECT BOUNDARY MARKER
SCHOOL
NEIGHBORHOOD
OPEN SPACE
DAY CARE
RV STORAGE
LA COSTA GREENS
VILLAGE DEVELOPMENT PLAN
NOT TO SCALE K Exhibit 5-1
HOMEOWNER'S ASSOCIATION OR
MAINTENANCE DISTRICT
CONSERVED HABITAT AREAS
(HCP/OMSP)
.-_-:-J PUBUC AGENCY MAINTENANCE
PRIVATE MAINTENANCE
(PUBUC STREETS NOT INCLUDED)
VILLAGES OF
LA COSTA
LA COSTA GREENS
MAINTENANCE AREAS
g Exhibit W
POINSETTIA
LANE
GOLF
COURSE
GOLF
COURSE
VILLAGE BOUNDARY
NEIGHBORHOOD BOUNDARY
VILLAGES OF
LA COSTA
NEIGHBORHOOD
OPEN SPACE
BACKBONE CIRCULATION
RECREATION CENTER
CITY-WIDE TRAILS
LOCAL TRAIL
LA COSTA GREENS
TRAILS AND RECREATION PLAN
NOT TO SCALE ^Exhibit 5-9
CITY OF CARLSB^ REjST FOR ACTION
OFFICE OF THE CITY MANAGER - -flu c.
Referred to
D Please Handle D Please Call Requestor
D Investigate and Report [2( Respond Directly/Send Copy of Response w/RFA
D Draft Reply for Signature
D RETURN COMPLETED REQUEST TO BY
Requestor's NameT
1//JLAddress ? /^T^Lx _ Phone #
City
Explanation of Request
.Received By_
Action Taken
Requestor Notified of Action Taken: JS^" Yes D No
K A/ DlHandled By \_\/) *J A'FU Dept./Div. AZ/ff/f/yv/////? Date
(Return original white copy with response)
ALL RECEIVED
PITV M£>'jor
FOR RESPONSE uE
Date:
6563 Via Barona
Carlsbad, Ca. ,92009
Jan.20,1999
Mayor Bud Lewis
1200 Carlsbad Village Dr.
Carlsbad, Ca. 92008
Dear Mayor Lewis:
As residents of Southeast Carlsbad, we wish to register our concern for the land
in the Box Canyon area. We feel this land should not be developed, as there has been
an onslaught of development going on in Southeast Carlsbad and the impact on residents
and wildlife is yet to hit us.
In addition, we wish to express the need for open space for passive recreation for hikers,
birders, walkers, etc. as this land is fast disappearing.
Thank you for your consideration of this important matter.
Sincerely,
Dorothy Gittelson
Robert S. Gittelson
• t
City of Carlsbad
January 27, 1999
Planning Department
Jack Henthorn
Jack Henthorn & Associates
5375 Avenida Encinas, Suite D
Carlsbad, CA 92008
SUBJECT: MP 98-01 - CHAPTERS 1 THROUGH 4 OF THE THIRD DRAFT OF THE
VILLAGES OF LA COSTA MASTER PLAN
Dear Jack:
Enclosed are Planning Department comments on Chapters 1 through 4 of the third draft of the
Villages of La Costa Master Plan. Please revise the draft master plan as requested. We can
discuss any questions you may have concerning these comments at our scheduled meeting on
Wednesday, February 3, 1999, at 9:00 a.m.
Review will proceed on the remaining chapters. You will be provided with Engineering
Department comments on Chapters 1 through 4 as soon as the Engineering staff review has been
completed. Review of the remaining chapters of the master plan will proceed.
Please let me know when the requested revisions have been made to any of chapters 1 through 4.
At that time we can schedule a meeting to go over the revisions made by the planning consultants
on a chapter by chapter and page by page basis so that we can all see and discuss what revisions
were or were not made. Do not resubmit revisions to the master plan until we have had the
opportunity to meet and go through the revisions made by the planning consultants in
response to city staff comments. The review of the master plan is a very time consuming
process and hopefully by utilizing the new method outlined in this letter the number of times the
plan is resubmitted and reviewed by city staff can be minimized to allow the project to proceed
in a more timely fashion.
Sincerely,
DON NEU
Senior Planner
DN:mh
Enclosures
Fred Arbuckle, Morrow Development
Adrienne Landers, Principal Planner
Clyde Wickham, Associate Engineer
2075 La Palmas Dr. • Carlsbad, CA 92009-1576 • (76O) 438-1161 • FAX (760) 438-O894