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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 .** W.O. NO. 18S9-10 1/21/&9 DESC: &T-Master TM Sht 5 ft \ '*••/' " ?.v,\ V RO>^JAN 8 8 1999 :.-•—,-/-. / ,..n; 'i.t/lfl /I VI ..-- / /' 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 | a DATE: \Jung / ) 19 99 TIME: 9>\?O y4 , /C * \JOU/ / -M/s 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 ^y^i^sfcO*..I .', v &!-»*,:;•-i;.:>.';r«Y'-ffi.iss- smsf '," -SiV*-;'.'^S?' THE OAKS DEVELOPMEN AREA VILLAGE BOUNDARY NEIGHBORHOOD BOUNDARY "> VILLAGES OF 1 LA COSTA BACKBONE CIRCULATION VILLAGE MARKER NEIGHBORHOOD OPEN SPACE LA COSTA RIDGE VILLAGE DEVELOPMENT PLAN NOTTOSCALE?5 Exhibit 6-1 VILLAGE BOUNDARY NEIGHBORHOOD BOUNDARY VILLAGES OF LA COSTA BACKBONE CIRCULATION PROJECT BOUNDARY MARKER S NEIGHBORHOOD OPEN SPACE DAY CARE RV STORAGE LA COSTA OAKS VILLAGE DEVELOPMENT PLAN NOT TO SCALE K Exhibit 7-1 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