HomeMy WebLinkAboutRP 92-07; Villas of Pacifica & Pacifica Palms; Redevelopment Permits (RP)cfitv
July 22, 1996
GERALD MESSINEO
332 FOREST AVENUE
SUITE 28
LAGUNA BEACH, CA. 92651
of Carlsbad
Housing & Redevelopment Department
RE:
Dear Gerald:
CARLSBAD BOULEVARD SFTE, CARLSBAD, CA.
As you requested, enclosed please find a copy of the "Development Standards" and "Design
Guidelines" sections from the new Village Master Plan and Design Manual which became
effective in January, 1996. All future projects in the Carlsbad Village Redevelopment Area will
need to be consistent with these new standards and guidelines.
Following our telephone conversation, I spoke with Evan Becker, the Carlsbad Housing and
Redevelopment Director, regarding your proposal. Evan indicated that he remains supportive of
a mixed use project on the subject site located on Carlsbad Boulevard. As the City has mentioned
previously, the condominium units and retail component of the project remain desirable. The
Managed Living Unit (MLU) component of the previously proposed project received the
greatest public opposition and could not be supported by staff at the proposed density. A
reduction in density of the MLU project will be required. Also, Evan indicated that no more than
20% of the MLU project should be designed to be affordable to low income households in order
to retain staff support of the project. The entire project should be a true mixed use project
providing housing/shelter and retail opportunities for all income groups.
It should be noted at this time that staff can still not provide any guarantees as to whether or not
the project, with or without revisions, could ultimately receive approval from the Housing and
Redevelopment Commission (City Council). However, staff is willing to meet with you and
discuss any altemate proposals that you wish to submit for consideration and indicate whether or
not staff can support the project. If you would like to schedule an appointment with Evan or
myself, please contact my office at (619) 434-2935 or Evan's office at (619) 434-2815.
^—SiQcerely,
"DEBBIE FOUNTAIN
Senior Management Analyst
2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (619) 434-2810/2811 • FAX (619) 720-2037 ®
Citv of Carlsbad
Housing & Redevelopment Department
June 10, 1993
SYDNEY NOVELL
HALLMARK DEVELOPMENT GROUP
3500 FIFTH AVENUE, SUFFE 302
SAN DFEGO, CA. 92103
RE: VILLAS OF PACIFICA, MIXED USE PROJECT, CARLSBAD, CA.
RP 92-7/CDP 92-6
Dear Sydney:
As requested, this letter provides a summary of the City of Carlsbad's current position on the
mixed-use project you have proposed to be constmcted on Carlsbad Boulevard, between Beech
and Christiansen, in Carlsbad. Per our recent discussions, staff of the Planning and Housing and
Redevelopment Department have agreed the project as currentiy proposed is not desirable due
to its extreme density and the fact that the design does not reflect a "village scale".
We are supportive of the mixed-use concept of the retail and residential and agree that the
location is a good site for a "moderate to high end" housing project. You may want to consider
expanding upon this idea further and possibly propose a larger amount of retail and/or
condommium units. An affordable residential component would be desirable, but at no more than
20% of the project. Although we are unable to give you a density figure which we can guarantee
will be approved, we believe that a project with a density such as that which you proposed will
most lUcely not be approved at the indicated site.
Due to the fact Uiat tiiere has been no recent action on your application, which was submitted
on May 15, 1992, it has been deemed "witiidrawn" by the Planning Department. Therefore, you
will be requued to resubmit an application for the project. It is strongly suggested that you have
further "concept" discussions with us before any formal resubmission.
If you would lUce to discuss your project further or have any questions regarding this
correspondence, please contact my office at 434-2811.
EVAN E. BECKER
Housing and Redevelopment Director
c: Planning Director
2965 Roosevelt St.. Suite B • Carlsbad, California 92008-2389 • (619) 434-2810/2811 ®
fl
City of Carlsbad
Planning Department
June 15, 1992
Sydney NoveU
Hallmark Development Group
3500 Fifth Avenue, Suite 302
San Diego, CA 92103
SUBJECT: RP 92-7/CDP 92-6 - VILLAS OF PAQFICA
Thank you for applying for Land Use Permits in the City of Carlsbad. The Planning Department
has reviewed your Major Redevelopment Pennit and Coastal Development Permit, appHcation no.
RP 92-7/CDP 92-6, as to its completeness for processing.
The appHcation is incomplete, as submitted. Attached is a Hst of infonnation which must be
submitted to complete your appHcation. All list items must be submitted simultaneously at the
Community IDevelopment Buflding counter and a copy of this list must be included with yom:
submittals. No processing of your appHcation can occur untU the appHcation is determined to be
complete. A Hst containing issues of concem to staff wiU foUow under separate conespondence.
When aU required materials are submitted the City has 30 days to make a determination of
completeness. If the appHcation is determined to be complete, processing for a decision on the
application wiU be initiated. In addition, please note that you have six months from the date the
appHcation was initiaUv filed, May 15, 1992, to either re-submit the appUcation or submit the
required information. FaUure to resubmit the appHcation or to submit the materials necessary to
determine your appHcation complete shaU be deemed to constitute withdrawal of the appHcation.
If an appHcation is withdravm or deemed withdrawn, a new appHcation must be submitted.
Please contact your staff planner, Mike Grim, at (619) 438-1161 extension 4499, if you have any
questions or wish to set up a meeting to discuss the appHcation.
Sincer
J. HOLZMILLER
Planning Director
MJH:MG:km
c: Gary Wayne
Robert Green
Brian Hunter
Erin Letsch
Bob Wojcik
Jim Davis
Debbie Fountain
FUe Copy
Data Entry
Marjorie/Steve
2075 Las Palmas Drive ~* Carlsbad, California 92009-1576 (619) 438-1161 ffi
6)
LIST OF ITEMS NEEDED
TO COMPLETEAPPLICATION:
No. RP 92-7/CDP 92-6
PLANNING:
1. The proposal includes condominiums which requires the processing of a Tentative Tract
Map and a Condominium Permit. Please submit the enclosed application forms and the
appropriate fees.
2. A Local Coastal Plan Amendment is required for the non-commercial ground floor uses
(Pacifica Palms) and for the increase in density. This requirement is contained in the
Village Design Manual.
3. The elevations for both Villas of Pacifica and Pacifica Palms have no scale. Also, building
height is measured to the peak of the roof; please revise the elevations accordingly.
4. Please provide the date of preparation and revisions on all submitted site plans.
5. Please provide die total number of units and managed living units, along with the proposed
density in dwelling units per acre, on the site plan.
6. The tabulation of required parking spaces must be according to existing code. Please refer
to the enclosed copy of the Parking Ordinance.
7. Please provide the square footage of .open or recreational space for each unit and total
common open space for the project.
8. Please show the location, height and materials of all walls and fences.
ENGINEERING:
1. A preliminary hydrology map with calculations isrequired. Pre-development conditions and
post-development flows and conditions need to be shown.
2. Please show the average daily traffic, broken down by use, on the site plan/tentative map
exhibit.
3. Not all of the easements are plotted on the exhibit. Please refer to items 7, 8, and 9 in the
tide report.
4. The methods of handling the drainage are not clearly shown.
MAY 29, 1992
TO: PLANNING DEPARTMENT, ROBERT GREEN
FROM: ACTING HOUSING AND REDEVELOPMENT DIRECTOR
COMMENTS ON APPLICATION FOR RP 92-7/CDP 92-6 - VILLAS OF PACIFICA
AND PACIFICA PALMS
The Housing and Redevelopment Department has expressed its
support for this project through the entire pre-planning process.
We continue to offer our support for the project at this time.
However, due to the strong public opposition to the proposed
project which has been expressed to date, it may ultimately be
necessary for the City and/or Redevelopment Agency to request a
redesign and/or relocation of the project. The density and
intensity of the project has caused concern among local residents
as well as our consultant for the new Master Plan for the Village
Area.
In terms of "true" Redevelopment, the proposed project is ideal
for the Village Redevelopment Area. It offers a considerable
increase in tax increment revenue for the Redevelopment Agency as
well as an innovative method for providing affordable housing in
Carlsbad.
The Community Development Director told Hallmark Development
Group that this application could be submitted and the MLU
portion of the project would be reviewed according to the draft
MLU ordinance. However, the project cannot go forward for further
action until the MLU ordinance is adopted by the City Council.
The Housing and Redevelopment Department does not require
additional information 1:o deem the application complete. However,
we would like to have the following comments included in the
"Issues of Concern" portion of the letter to be forwarded to the
applicant no later than June 15, 1992:
1. As stated previously, the Community Development Director
agreed to accept your application for this project even
though the Managed Living Unit (MLU) Ordinance has not yet
been approved by the City Council. However, in order to
approve the MLU portion of your project, the ordinance must
be adopted prior to or concurrent with final action on your
plan. The need to adopt the MLU ordinance may delay final
action on your project. This is an issue we will need to
work through as your project progresses.
2. The property you have selected for the proposed project is
zoned "commercial". Therefore, it does not have residential
density. Although the MLU portion of the project is
considered "commercial" for zoning purposes, the
condominiums are residential units. Therefore, 30 units must
be withdrawn from the city's "excess dwelling unit bank" for
the northwest quadrant in order to approve the project.
Athorization to use the excess units from the "bank" for
your project is a policy decision which must be made by the
City Council. At their October 18, 1991 meeting, the Housing
Task Force (management staff) stated that they felt the 30
unit investment from the "excess housing unit bank" was
appropriate due to the return of 90 units total of low and
moderate income housing as a result of construction of the
entire project. The final decision, however, must be made by
the City Council.
3. Redevelopment staff supports this mixed-use project. The
creation of residential opportunities within the downtown
area is advantageous to the revitalization efforts for the
Village Area. However, as you are already aware, a
significant number of residents and property owners in the
Village Area have expressed considerable opposition to the
project. The primary reason for opposition appears to be the
density of the MLU portion of the project. Also, for your
information, the Redevelopment Agency's Master Plan
consultant has expressed his concern that the MLU project is
too dense and the structure is too massive for the area. He
is concerned that the project is not consistent with the
"village" atmosphere desired by the public and set forth
within his recommendations for future development
guidelines. This is an additional issue that we will need to
discuss in further detail.
The project submitted by the Hallmark Development Group is very
sensitive in nature. Therefore, I would like to request that all
persons making inquiries into the project be referred to my
office until further notice. Also, I would like to review all
correspondence before it is forwarded to the applicant. If you
have any questions regarding the above comments, please contact
my office at extension 2935.
Thanks!
Debbie Fountain
May 15, 1992
TO: PLANNING DEPARTMENT
FROM: ACTING HOUSING AND REDEVELOPMENT DIRECTOR
APPLICATION BY HALLMARK DEVELOPMENT FOR REDEVELOPMENT AND COASTAL
DEVELOPMENT PERMTTS FOR MDCED-USE PROJECT
The Hallmark Development Group has been given permission to submit their application at
this time for a Major Redevelopment Permit and a Coastal Development Permit for a
mixed-use project on Carlsbad Boulevard. They are required to pay fees for the two noted
permits only (at this time). Our response letter regarding their application wiU address any
additional permits and/or fees required for the proposed project.
If you have any questions regarding this matter, please contact me at extension 2935.
Thanks!
DEBBIE FOUNTAIN
C: HALLMARK DEVELOPMENT GROUP, SYDNEY NOVELL
FEBRUARY 27, 1992
TO: CITT MAMAGER
COMNUMITT DEVELOPMENT DIRECTOR
FROM: ACTING HOUSING AND REDEVELOPMENT DIRECTOR
PUBLIC FORUM OM HALLMARK DEVELOPMEMT PROJECT PROPOSED FOR
CARLSBAD BOULEVARD BETWEEN BEECH AMD CHRISTIANSEN WAY
The public forum on the proposed mixed-use project presented by
Hallmark Development Group on Wednesday, February 26, 1992 was
we11-attended. It is estimated that there were 60 to 70 people
present during the entire forum. Dennis Turner, Clint Phillips
and myself were the only staff members present. The rest of the
attendees were concerned/interested residents (including
newspaper reporters) and/or property owners within the Village
Area. Also, two members. Bailey Noble and Peggy Savary, of the
Design Review Board/Planning Commission were present to listen to
the presentation and public comments.
Sydney Novell, of the Hallmark Development Group, made an
approximately 30 minute presentation and then asked for comments
and questions. The forum began around 6:00pm and ended around
9:OOpm.
The conversation was lively! The persons present had very good
questions and, in general, the discussions were constructive.
However, the general consensus of the persons present was that
the project looks nice but it does not belong on Carlsbad
Boulevard or in other words "not in my back yard." Attendees
stated that "no person would want to live in the 325 sq. ft.
units", "the project would bring more crime", "undesirables might
move in", "the project would not be kept up", " the project will
ruin the ambiance of the Village," etc. My general impression was
that the persons in attendance felt that the project included too
many Managed Living Units (220) and that the condominiums (30)
would be acceptable if they were sold for $300,000 or more. A
majority of the attendees did not think the retail space was
necessary.
The developer, Hallmark, has not yet decided whether or not they
should run away or stay and fight for the project. If you have
any recommendations that I can share with the developer or
coipients/questions regarding the forum, please call me.
DEBBIE FOUNTAIN
THE HALLMARK DEVELOPMENT GROUP
3500 FIFTH AVENUE, SUITE 302
SAN DIEGO, CA 92103
619-298-9292
January 17, 1992
Ms. Kathy Graham
Director
Department of Housing and Redevelopment
City of Carlsbad
2965 Roosevelt St., Suite B
Carlsbad, CA 92008
Re: Villas of Pacifica and Pacifica Palms
Dear Ms. Graham:
We have carefully reviewed your letter of December 16, 1991 and
have discussed all of our options with our partners and investors.
We would like to exhaust every avenue with regard to building our
project on the Carlsbad Blvd. location we currently have in escrow.
As I am sure you realize moving the project to another location
would require many more dollars spent on pre-development that we
do not have at our disposal. Therefore, we would like to make
every effort to educate the public about our proposed plans and
garner support for our project at its present proposed location.
We are requesting that the City of Carlsbad assist us in planning
a work shop to review and educate the residents and business owners
and leaders in the area about our proposed project. We will need
about two full weeks to prepare for this work shop. We have
employed an artist to prepare renderings for the meeting. It is
our belief that renderings will be a great asset in any
presentations.
I have asked Debbie Fountain to try to schedule the work shop for
early in February, 1992. It would be helpful if we could ask the
Chamber of Commerce or the local Merchant's Association to sponsor
the work shop. Perhaps you could assist in arranging this
sponsorship.
Ms. Kathy Graham
January 17, 1992
Page Two
If we find, after the work shop that opposition to our project is
overwhelming, we would then be prepared to discuss alternate
locations with you. Thank you for your continued support and
assistance. I look forward to hearing from you or Debbie with a
date just as soon as possible.
S jjncerely,
Novell
Pai*tner
cc: Debbie Fountain
HOUSING AND REDEVELOPMENT REDEVELOPMENT OFFICE
2965 Roosevelt Street
Suite B
Carlsbad, CA 92008
(619) 434-2811
(Ettg 0f (Earl0bali
December 16,1991
SYDNEY NOVELL & PARTNERS
THE HALLMARK DEVELOPMENT GROUP
3500 FIFTH AVENUE, SUITE 302
SAN DIEGO, CA. 92103
RE: VILLAS OF PACIFICA AND PACIFICA PALMS
Dear Sydney:
As we discussed in our meeting on November 25, 1991, the City of Carlsbad & the
Redevelopment Agency remain very supportive of the Villas of Pacifica and Pacifica Palms
project!! We believe that mixed-use projects, such as the one your company has proposed,
are ideal for Carlsbad!
We understand that you are disappointed by the City/Agency's inability to enter into a
Disposition and Development Agreement with your company for this project. Due to the
pubiic comments which have been expressed about the project at the location on Carlsbad
Boulevard between Christianson Way and Beech Street, we are concerned about its potential
for approval. We suggest that a new site be considered for your affordable housing/mixed-use
project.
Per our conversation on November 25th, we suggested you consider vacant property on
Avenida Encinas and Poinsettia, near the new proposed transit center, which we believe may
be more suitable/acceptable for the project. Our office will contact the owner to obtain
information on the property. As soon as we have obtained some information on this potential
location, we will schedule another meeting with you and your partners to discuss the future
for your proposed project in Carlsbad.
If the Hallmark Development Group is still interested in pursuing construction of the proposed
project at the Carlsbad Boulevard site, we suggest that a public meeting be held with
surrounding property owners and other interested persons to present/discuss the project in
detail. The Redevelopment Agency wiil continue to provide its support for your project at the
Carlsbad Boulevard site if you decide to move fon/vard following the pubiic meeting.
For your information, we requested that the Planning/Engineering Departments complete a
second preliminary review of your most recent plans for this project and identify any
outstanding development issues. A copy of the second preliminary review summary is
attached for your consideration. Please remember that these are again 'preliminary*
PAGE 2 •
12/16/91
HALLMARK
comments by the Planning and Engineering Departments and some of the items/issues may
require more discussion and additional consideration by ail city departments in order to assist
in the development of this affordable housing project in Carlsbad.
We hope you will be able to continue in your efforts and work with our office to make this
project concept a "reality" in Carlsbad. If you decide to continue with this project at the
Carlsbad Boulevard site, please contact Debbie Fountain to discuss arrangements for the
suggested public meeting.
Once again, thank you for your continued patience! If you have any questions and/or
comments regarding this correspondence, please contact my office at (619) 434-2811 or
contact Debbie Fountain directly at (619) 434-2935.
Sincerely,
AM
deveiopment Director
KG:DF:ec
October 22, 1991
TO: CITY MANAGER
ALL HOUSING TASK FORCE MEMBERS
FROM: HOUSING AND REDEVELOPMENT DIRECTOR
SUMMARY OF HOUSING TASK FORCE MEETING OF OCTOBER 18, 1991
The following represents a summary of the items discussed at the
Housing Task Force Meeting held on Friday, October 18, 1991 in
the City Council Conference Room:
I. HALLMARK DEVELOPMENT GROUP - PROPOSED AFFORDABLE HOUSING
MIXED USE PROJECT TM VTT.T.AGE AREA
ACTION REQUESTED: RECOMMENDATION FROM HOUSING TASK FORCE
TO EXECUTIVE DIRECTOR OF REDEVELOPMENT
AGENCY (RAY) TO AUTHORIZE COMMENCEMENT
OF EXCLUSIVE NEGOTIATIONS WITH HALLMARK
FOR PROPOSED PROJECT.
ISSUES:
• Do "Single Room Occupancy" or "Managed Living Units"
count as dwelling units?
The consensus of the Housing Task Force was that these
type of units will not count as dwelling units. They
will be treated in the same manner as hotel rooms
and/or time share condominiums within the City.
The Housing Task Force is supportive of SROs/MLUs.
Per Ron Ball, San Francisco has a great deal of
experience with SROs/MLUs and he believes someone
should contact them to discuss the various issues
related to these type of projects.
• Should the City provide a density bonus for the
condominium portion of the Hallmark Project?
The consensus of the Housing Task Force was that the
condominiums will definitely be dwelling units!
Since the property currently has no residential zoning
designation, it has no density. Therefore, the 30 units
of condominiums would all need to be taken from the
"excess dwelling unit bank" for the northwest quadrant.
The NW quadrant currently has approximately 231 units
in the excess dwelling bank.
The Housing Task Force unanimously agreed that 30 units
should be taken from the excess dwelling unit bank and
credited to the Hallmark project. The City would get at
least 94 guaranteed affordable (low and moderate
income) units as a result of this credit of 30 units
from the bank; the return on investment is 3 to 1!
Should the City provide financial assistance to the
project?
The Housing Task Force was supportive of providing
financial assistance to the project in terms of
property acquisition, property tax rebate and possible
loan security. However, they wanted more information on
exactly how much assistance would be required and how
the deal would be structured. Kathy Graham explained
that we do not yet have all the details. She is
requesting authorization to move forward on this
project by beginning negotiations with the Hallmark
Development Group. The requested details would be
discussed as part of those negotiations. During
negotiations, the terms of any assistance from the City
would be worked out. We would negotiate to determine
the benefit to the City and the benefit to the
developer. Kathy explained that authorization to
negotiate with the developer is required before the
deal can be structured any further.
THE HOUSING TASK FORCE WAS SUPPORTIVE OF PROCEEDING
WITH NEGOTIATIONS WITH THE HALLMARK DEVELOPMENT GROUP.
Would the City be willing to allow Lyon Communities
(Master Plan Community Builder) to contribute funds to
the Hallmark Project and in return receive credit for
the new 94 affordable housing units?
The Housing Task Force was not in favor of allowing
Lyon to participate in the Hallmark Project to assist
in their effort to satisfy their "15% inclusionary
housing requirement." The project is in the NW quadrant
and Lyon must meet its requirement in the NE quadrant.
The feeling now is that developers should not be
allowed to build their required affordable units
outside their quadrant. Kathy explained that if Lyon is
not permitted to participate in the project and
partially satisfy their affordable housing requirement
that the City may need to provide more financial
assistance to the project. The consensus from the Task
Force was that the City should take the credit for
producing these affordable housing units rather than
the master plan developer/builder because we also have
a goal of our own to produce units!
&
II. EXCESS DWBLLIMQ UNIT BANK
ACTION REQUESTED: DISCUSSION OF EXCESS DWELLING UNIT BANK
Chris DeCerbo distributed a chart which outlined the
projects which have been approved since the Growth
Management Plan was adopted. The chart outlined the
residential projects which were approved and how many
dwelling units are included and how many excess units were
deposited into the bank. The chart is divided into
quadrants.
Per Marty Orenyak and Gary Wayne, the chart needs to be
reviewed again and possibly revised for accuracy purposes.
According to Marty, the numbers change on an ongoing basis.
III. HOUSING ELEMENT
ACTION REQUESTED: DISCUSSION OF TOUGH QUESTIONS WHICH MAY
ARISE DURINQ COUNCIL HEARING 10/22/91.
The Housing Task Force discussed the following questions
which might arise during the public hearing on the Housing
Element:
• Was the amount of public participation adequate?
A number of persons may argue that there was not enough
public participation in the process of developing the
Housing Element.
Staff will describe the public participation process.
The Housing Task Force feels that there was adequate
public participation and that the Council was made
aware of the work plan for the Housing Element prior to
implementation.
• Will the city create a Committee/Board/Cofflfflission to
review affordable housing projects and/or assist in the
implementation of the programs/activities within the
Housing Element?
Staff believes this question will be presented by the
League of Women Voters. Staff's recommendation would be
to review the issue and bring back a report at a later
date to the City Council for consideration. In general,
the Housing Task Force thought it would be better to
use an existing Committee/Board/Commission if Council
wishes to use a committee for reviewing projects or
implementing the Housing Element.
THAT'S ALL FOLKSlllI
Citv of Carlsbad
Housing & Redeveiopment Department
September 24,1991
SYDNEY I. NOVELL
THE HALLMARK DEVELOPMENT GROUP
3500 FIFTH AVENUE, STE. 302
SAN DIEGO, CA. 92103
RE: VILLAS OF PACIFICA AND PACIFICA PALMS PROJECT
Dear Sydney:
Thank you for your letter of September 16, 1991 regarding City of Carlsbad/Redevelopment
Agency financial support for the VILLAS OF PACIFICA AND PACIFICA PALMS project
proposed for Carlsbad Boulevard between Beech Street and Christiansen Way. We have
reviewed your request for financial assistance and Lyon Communities' request for affordable
housing credit on this project.
Based on the noted request for assistance and your eagerness to enter into a Disposition
and Development Agreement with the City of Carlsbad's Redevelopment Agency, staff Is now
prepared to go fon«/ard to the Housing and Redevelopment Commission for authorization to
negotiate with your company and Lyon Communities and to prepare appropriate development
agreements. We anticipate that we will be able to present the request for "authorization to
negotiate" to the Housing and Redevelopment Commission at their meeting on October 8,
1991.
Until the Housing and Redevelopment Commission authorizes staff to negotiate with the
Hallmark Development Group and Lyon Communities, we cannot make a financiai
commitment to the project as outlined within your letter of September 16, 1991. However, if
the Commission authorizes staff to negotiate, we are willing to discuss each of the items of
assistance as outlined and negotiate a final deal which is satisfactory to ail parties. However,
piease note that negotiations will not be complete until the Housing and Redeveiopment
Commission has given finai approval to the "deal" by approving the appropriate Disposition
and Development Agreement(s).
The Redevelopment Agency is aware of the benefits your project can provide to the City of
Carlsbad and, more specifically, to the Village Redevelopment Area. We are eager to begin
formal
2965 Roosevelt St., Suite B • Garlsbad, California 92008-2389 • (619) 434-2810/2811 ffi
(!)
PAGE 2
SYDNEY NOVELL
negotiations with the Hallmark Development Group and Lyon Communities. If you have any
additional questions and/or comments regarding this correspondence, please contact Debbie
Fountain, of my staff, at (619) 434-2935 or (619) 434-2811.
Sincerely,
KATHY L GRAHAM
Housing and Redeveiopment Director
KG:DF:ec
THE HALLMARK DEVELOPMENT GROUP
3500 FIFTH AVENUE, STE. 302
SAN DIEGO, CA 92103
619-298-9292
September 16, 1991
Ms. Kathy Graham
Dlrector
City of Carlsbad
Housing & Redevelopment Department
2965 Roosevelt Street, Suite B
Carlsbad, CA 92008-2389
Re: Villas of Pacifica and Pacifica Palms
Dear Ms. ^aham: K^^^f
Thank you for taking the time from your busy schedule to meet with
us on Tuesday. As we discussed during the meeting the plans for
our project are ready for submission and we believe that we have
reached a point in the development process where a commitment from
the City of Carlsbad is essential. It appears from our discussions
that due to the nature and size of our project and the large number
of affordable and low income housing units being developed that
creative financing in the form of support from both the private and
public sectors is imperative. We believe we have identified all
of the financial support necessary from the private sector to make
our project successful, the only missing ingredient is the public
support for the project.
The willingness of the Housing and Redevelopment Department to
support our project is encouraging. However, in order to proceed
with our project, a commitment from the City Council in the form
of consent for the Housing and Redevelopment Department to enter
into a Disposition and Development Agreement with The Hallmark
Development Group will be required.
We are requesting that the Housing and Redevelopment Department
provide financial assistance to the Hallmark Development Group and
that this assistance be spelled out in the Disposition and
Development Agreement as follows:
oT^fl- ~ Purchase of the property immediately to the east of our
A cC^\P project. Tax Assessor Parcel #203-172-12 with Community
^ y Development Block Grant funds or other funds available
^ \ to the Housing and Redevelopment Agency. Sale of this
property to The Hallmark Development Group for one
dollar. The condition of this one dollar sale would be
^ that the property be used exclusively for the project.
(D
Ms.Kathy Graham
September 12, 1991
Page Two
- Write down of building permit and other fees in proportion
to the amount of low income
percent in Pacifica Palms
Villas of Pacifica.)
units being
and twenty
provided
percent
(forty
in the
Tax Increment Financing in the form of a tax refund for the
Pacifica Palms portion of the project only. This tax
refund would be for one hundred percent in the first five
years of operation of Pacifica Palms and a fifty percent
(50X) refund in years six through ten. The Villas of
Pacifica, 30 condominiums and the 9500 square feet of
retail rental space, would not require tax increment
financing.
This is the extent of the financial assistance which would be
required from the Housing and Redevelopment Oepartment. Based on
our present financial commitments, we no longer envision
development in two stages. For this reason we are eliminating our
request that the Housing and Redevelopment Department make a one
million dollar loan guarantee available for our project.
Part of this financial commitment comes from Lyon Communities Inc.
In consideration of Lyon's willingness to provide financial support
for our project, and prior to Lyon's first advance of funds to The
Hallmark Development Group, it will be necessary for the City of
Carlsbad to guarantee the following benefits for Lyon Communities,
Inc.:
sc y
Irrevocable credit for eighty-eight (88) low income units
and any ~and all units that qualify as moderate income
units as defined by the City of Carlsbad's Inclusionary
Housing Policy and draft Housing Element. These unit
credits will apply in full toward Lyon's affordable
housing requirement within the Calvera Heights project.
Agreement to allow Lyon to mitigate the cost of its
participation in The Hallmark Development Group's
project by granting Lyon the right to increase the
density (within the Village or Villages of Lyon's choice)
by forty-five (45) units in the Calvera Heights project.
Ms. Kathy Graham
September 12, 1991
Page Three
We know that you are aware that time is of the essence. The
Hallmark Development Group cannot go forward with Pacifica Palms
and the Villas of Pacifica until a Disposition and Development
Agreement is negotiated. Our project will bring many benefits to
the Carlsbad community most of which is its ability to help solve
the affordable housing crisis in Carlsbad.
We look forward to hearing from you soon. If you require any
additional information or clarification of any item, please do not
hesitate to cal1.
Sincerely,
Sydi^ey I.^Novell
General Partner
HOUSiNG AND REDEVELOPMENT ^%7^ REDEVELOPMENT OFFiCE
2965 Roosevelt Street
Suite B
Carlsbad, CA 92008
(619) 434-2811
(Ettg 0f (EarlHbaii
August 9, 1991
SYDNEY NOVELL
HALLMARK DEVELOPMENT GROUP
3500 FIFTH AVENUE
SUITE 302
SAN DIEGO, CA. 92103
RE: CITY OF CARLSBAD'S SINGLE ROOM OCCUPANCY (SRO) ORDINANCE
Dear Sydney:
As requested, the following update on the progress for adopting a
Single Room Occupancy (SRO) Ordinance for the City of Carlsbad is
provided for your information.
The City of Carlsbad has not yet adopted its revised Housing
Element which will set forth the policy for developing a SRO
ordinance. The reason we have not yet adopted our Housing Element
is that we are still waiting for coinments from the State of
California Housing and Community Development (HCD) Department as
to whether or not our element is in compliance with state code.
Staff anticipates that HCD comments will be provided by August 13
or 14, 1991. The Housing Element will return to the Planning
Commission for further consideration on September 4, 1991 at
6:00pm in the City Council Chambers.
The Planning Commission will comment on the revised Housing
Element and then forward their recommendation for action to the
City Council. As soon as the City Council has adopted the
element, staff will resume its efforts to complete the SRO
ordinance.
At this time, staff anticipates approval of the SRO policy
(included within the Housing Element) and, ultimately, the
ordinance by the City Council. We currently are not aware of any
political problems which will prevent adoption of the SRO
ordinance. However, there are still various issues which need to
be resolved within the proposed draft ordinance. Actions to
address the various issues will resume upon approval of the
Housing Element by the City Council.
(3)
Hallmark
Page 2
If you have any additional questions and/or comments regarding
this matter, please contact my office at (619) 434-2811 or
contact Debbie Fountain at (619) 434-2935.
Sincerely,
r KATHY L. GRAH^
Director of Housing and Redevelopment
:ec
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•ROURKE ENGINHKING-CARLSBAD PAGE
m 2
02
TRIP GENERATION
The trip generation potential for Villas of Pai
developed based on the three uaea compriaing the proJ<
trip rates were uaed to generate trips aaaooiated
condoeiniue and retail uses. Trip generation for the
are aunmarized in table 1. e
TABLE 1: TRIP GENERATTON
Land Uae Tleo faa.ft.) Eouat ion TrlDfl
Condo Daily 30 du 8/du 240
AH Peak 30 du 8/du 19
PM Peak 30 du 8/du 24
Retai1 Daily 10,000 40/l0008f 400
AM Peak 10,000 40/l000flf 12
PM Peak 10,000 40/1000Bf 36
70
Since tlg^^KirepresentB a unique land uae, apeoial aiudi
undertal^iPlPllevelop the trip generation. For ooapar aon
aiailar textile proposed SRO were identified elaewhi re
Diego County. These sites include: the Peaohtree Inn.
Street Inn, and Studio 819.
These aitea are alBllar to the propoeed projeot in
rooaa in each of the aitea are rented for a monthly
$360.00 to $800,00. the size of each rooM range fron
feet to 325 square feet, and the SROs are all located
arterial near publio tranaportation. Given the a
counts were aade at the sites and trip rataa were
oooupiad unit. A auMMary of the sites la provided be!
ifi
ct.
wl
tl
20i 80
30
60^ 40
SO, 50
that
ohai ke
300
on
laiv.
deJo 1 oiHid
< MT.
ll 1
1
waa
Sandag
1 the
uaea
4/15
17/7
7/5
18/18
were
Bites
San
he J
the
of
quare
•ajor
tiea,
per
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OROURKE ENGINEAMG-CARLSBAD [NE||||vlG-
;# 3
PAGE 03
Poachtrco Inn 90i F street, S.D. 619/233-1100
7:00-8:00
Voiumea
In Qui Trip Rate*
4:15-5:15 ia 4
•Per Occupied Unit
- 300 Units
- 98 Occupied
- 50 Tenanta own cars
4 .06
2 .06
- 43 Parking spaces
- 20 Filled at 4:00 pm
- 22 Filled at 6:00 pm
33:
67:
7
J Street Inn
Peak Period
222 J Street, S.D. 619/896-6922
Volumes
.iR Qui.
7:15-8:15 an 2
4:15-5:15 pm 3
- 221 Unita
- 200 Oooupied
- 79 Tenanta own oars
Trip Hftlg.
.05
.05
2:
3:
89 Parking apaoea (40X rea
39 Filled at 4:00 pa
36 Filled at 6:00 pn
/609
StUdlQ 818
Paak Parlod
819 University, S.D. 619/542-0819
7:15-8:15
4:15-5:15
Volunea
iR Qui
am
pn
3
15
Trip Mtn. Tn:Qut
.05
.11
38:
88:
- 157 Unita - 78 Parking apacea
- 157 Occupied - Filled at 4:00 pn
- Tenants own cars** - Filled at 8:00 pn**
** Infornation not available
Given thia Infornation a trip rate baaed on a welght<
waa developed. The weighted average results in a tr
.07 tripiy^ii oooopied unit (33/455). If J Street
ezoluded^Hlljl to the unknown ratio of residential
parking,.J^^^Kverage trip rate would be .09. The
generatifljHHPthe site la aunnarized in table 2.
ML I
B&lJ I
i Z
con.)
ivau
to
'OtaU
Serage
e of
a are
("etal 1
trip
RCU PY:XEROX TELECOPIER 7010 ; S- 2-91 9:38PM'J
08/ 02/91 09:36 6194318^
5194310672^
lABLM 2: TRIP GENKHATT
•ROURKE ENGIhO^NG-CARLSBAD
;u 4
PAGE 04
Und Vflff liaa (ea.tt.) EjquatlOn Tripa XIn/i att
SRO Peak
Peak
220
220
05/du
09/du
11
20
40
8
60
/20
If the
generate
or notei
SROs
1.320
2.200
SRQ.
were treated aa typical apartments,
dally trips. If the SROs were treated
dally tripa would be generated. a
AM
PM
Apartment
11
20
105
145
132
176
the2
luZQUl
4/7
16/4
would
hotel
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OROURKE ENGIhC^NG-CARLSBAD
TRIP DISTRIBUTION ^
PAQE 05
The Villas of Paoifioa
reaidentlal. The retail
project
uae ia
haa two land
considered an
rea Ident l||y|^wttae Is considered a generator.
uaea:
attract!
The dl8tc|Hp|ion of the retail uae waa based on the I
proxinity^ uaea that would generate trips satisfied
attractloili Such usee include realdencea and to a le
other retail and oomnercial uaea. The distributi
retail and oonmercial. The dietribution for the reta
geographical region ia:
cat
by
ior
n fdh
1 b)
North
South
East
Vest
25%
20%
52%
3%
The distribution of the residential uaea waa
location and proxinity of the uaea that would att
generated by the residential generatora. Suoh ui
enployment, ahopping. and entertainnent opportunlt
distribution for the residential usea by najor g(
distribution la: *
baae i c i
t ko
North
South
East
Weat
20%
15%
63%
2%
TRIP ASSIGNMENT
Project trips were assigned to the roadway network base!
shortest tine path to the attractions and generators d
the trip diatrlbutlon chapter of thia report,
aaaignnent was baaed on the exiating and future roadwa
with Its travel tine charaoterlatica. Trip aaa
percentage for retail and residential usea are illu
flgurea and respectively. Note that the aaaignnent
Bl ightl|r^^^^882 when the propoaad transit center lal
and VaahilHHh Street beoonea one-way north bound.
eta
r I id
Upn and
retai1
llegree
the
major
t
a
a.
gn
i io
and
the
the
trips
lude
The
leal
1 louaied
he
1 inme it
ratHd
11
dev
upll^n the
in
trip
network
by
in
(hange
loped
1
RCU ]^yJXERCft( TELECOPIER 7010 ; Sr- 5-91
' ^08/05/91 13:39 61943iq|p
1:40PM ; 6194510672->
OROURKE ENGINEHKN6-CARLSBAD
THE HALLMARK DEVELOPMENT GROUP
3500 FIFTH AVENUE, STE. 302
SAN DIEGO, CA 92103
619-298-9292
June 3, 1991
-• ' 'J- •
Ms, Debbie Fountain
Project Manager
City of Carlsbad
Housing & Redevelopment Department
2965 Roosevelt Street, Suite B
Carlsbad, CA 92008-2389
Re: Second Draft "Residential Hotel Ordinance"
Dear Debbie:
Thank you for the opportunity to review the second draft of the
City of Carlsbad's proposed "Residential Hotel Ordinance". The
following is a critique of the second draft with additional
suggestions for changes. The changes proposed would further
enhance the affordability of the units both for the developer and
the residents.
The changes are as follows:
(11) Project Requirements
II. DESIGN CRITERIA
Change Paragraph (H) to read:
A manager's unit is required in every managed
living unit project. There is no limit to the
the floor area for the manager's unit;
Change Paragraph (I) to read:
At minimum, two (2) gallons of trash storage must
be provided per guest room. The trash storage
containers must have close fitting covers and be
located on each floor according to the number of
guest rooms they are intended to serve. Trash
chutes must be provided on every floor above ground
1evel.
If trash compactors are provided the equivalent
trash storage required for compacted trash may be
reduced to .5 gallons of trash storage per guest
room. The trash storage containers must have close
fitting covers and be located on each floor
Ms. Debbie Fountain
June 3, 1991
Page Two
according to the number of guest rooms they are
intended to serve. Trash chutes must be provided
on every floor above ground level.
IV. ROOM REQUIREMENTS.
Change Paragraph (F) to read:
A bathroom is required in each guest room. A
bathroom contains a toilet and shower and/or
tub.
This change is extremely important, as providing
two sinks in each room would prohibit the
developer's ability to keep the cost of construc-
tion and permit fees down and eliminate the ability
to provide low and very low income housing.
(iii) DEVELOPMENT STANDARDS
Change number II. Building Height to read:
In a managed living unit project, no building shall
exceed a height of four stories or 45 feet not
including subterranean garage levels. (This may
require changing a definition in Section 21.04.065.
Allowing the developer to go to four stories and 45
feet will make the cost of the project lower. Only
permitting three stories will require additional
land costs thus making it almost impossible for the
developer to provide low and very low income
housi ng. )
(V) MANAGEMENT PLAN
Change number III. to read:
Delineation of required type of on-site resident
manager and support staff. An on-site, manager is
required in every managed living unit project;
Change number VII. to read:
Establishment of rental rate increase policy for
low and very low income units.
Ms. Debbie Fountain
June 3, 1991
Page Three
Change number VIII. to read:
Establishment of a security deposit policy for
low and very low income residents.
Need clarification for XII. Establishment of an
Emergency Plan. What is meant by this. Emergency
fire evacuation plan?? Or does this refer to people
who require emergency housing (as defined by HUD)??
SECTION VII. Amend second paragraph to read:
"21.04.266 Managed Living Unit. Means a type of
shelter in which a partial kitchen and a partial
bathroom may be included. Occupancy of a guest room
is restricted to no more than two persons.
Managed living units may contain four stories not
including subterranean parking levels, not to exceed
45 feet."
This concludes our revision of the ordinance as it is currently
structured. There is one more topic that we would like to address
which is covered in the San Diego Managed Living Unit and SRO
ordinances. This is the method by which the city of San Diego
determines the water and sewer permit fees. San Diego uses a Water
Meter Data Card to compute the fixture count, I have enclosed a
copy.
We have used 220 rooms to compute the fees based on San Diego's
formula and Carlsbad's fees for each EDU. San Diego takes the
fixture umt total for each project and divides by 20 in order to
determine the EDU's for the project. Based on the formula a 220
room Managed Living Unit would have a fixture unit count of 1,614.
This number divided by 20 gives a total of 83 EDU's. Using this
formula Water charges in Carlsbad would be $2,200 per EDU or
$182,600. Sewer charges would be 83 EDU's times $1610 or
$133,630. Total water and sewer fees would be $316,230 for a 220
unit managed living unit.
Using .6 EDU per unit for the formula we believe is currently used
for commercial projects in Carlsbad the EDU count would increase
to 132. This would result in a water fee of 132 EDU's times $2200
or $290,400. The sewer fee would be 132 EDU's times $1610 or
$212,520 for total water and sewer fees of $502,920. More than one
half million dollars for water and sewer fees alone would make any
project financially unfeasible.
Ms. Debbie Fountain
June 3, 1991
Page Four
Geoff Poole suggested that perhaps the fee schedule could be based
on a residential rate where an EDU is based upon the number of
square feet in each unit. An average residence is considered by
Carlsbad to contain 1800 square feet. Using a simple calculation
which would take the square footage of the managed living units
(220 times 324 square feet = 71,280 square feet) and divide 71,280
square feet by 1800 would result in 39.6 EDU's. 39.6 times $2200
is $87,120 and 39.6 times $1610 is $63,756 for total permit fees
of $150,876. This figure is much more reasonable considering the
lower number of fixtures in each unit (no complete kitchens or
bathrooms) and the low use (rooms are limited in occupancy to two
persons).
Hopefully, some consideration can be given to the above discussion.
The easiest way to resolve the problem would be to make the formula
for the Managed Living Unit EDU count part of the ordinance. Again,
the main goal of incorporating such language into the ordinance is
to insure the affordability of the Managed Living Units.
Thank you for your time and attention. Please give me a call after
you have read this letter.
Si pcerely,
Syd/iey I (/Novell
Enclosure
&
WATER METER DATA CARD cmsjs
TH*CT
TCt.BSM(»M« NUMSBT
MAK. LCN6TN OF VftTER SYSTCMf FT.
•ATM SOnSNtK CONNCCTION Q VIU Q WILL NOF Bl FROVIOCO
PLUSMMITIM VAkVt nxrjRCS OWILL CwiU NOT tC JSCO.
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70 GPM • 25 PSI MO'O. AT (2) HieHCSf OUTLETS.
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AP^ffOVCO MCTCt Size ^IN.
OISNATURK OF UTILITIBa OCPT.NEl*. PROViaiMO NATCK OATA
BtwiitiATiM or i»TCT Silt ar •Ann 31
V^^^ TMI FIXTURE UNITS
(BUSLIC OR »RIV«TC)
• or r|ITU«IS X
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lUKOINO Ift NOT OEINO CMANOIO.
^ AM<.ieA«T tf«IC«T9 mRCNARt OF MCTC* RttViei »R«OA T9 PIMAL
A^^ROVAk OF RLANf 0* IfSUAMCC OF WUDIMO RCWMT. i»niCANT AC<
KNOnCOOCt THAT HE VILL RAV FON MRLAOMMr OP OAI* MCTIN ANO
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OO NOV COMRkV VITN COOC CCOUIMMIMTS. AFTLICAMT UHMISTAMOS
«««r «I«.*IN«« WCTCA AM* «CIIVI«C »* -¥9 M<rwM*««k« sa«*^T A«
FROVieCD IN ANT. 7. CHAPTEN VI. MfllCIPAL COM.
WONATURC lOHMKN ON AOCNTI DATC SiNRfCD
OeSlQN NATCT PRCSBUNC (FOR T*8LC 10.2),
APPENDIX "A" CALCS BASCO ON Pm
1099 POt 100 Poor LCNOTN
WNTCH SUPPLY LINE
MIN. MeTCN Size
PRICTICM
M.
C3 FLUSH raiw
SYSTO*
(RCI TAiu to-ai
RMtaMM RAMOI
• 3D-4t Q OVER »
URINAL. FLUSH TANK
URINAL. FEOESTAL 10
UIINAL. OAU. OM STALL
VATCN CLOSET, - ANM""""
VATIR aOSET. rlUSM VALVE !0
Q SVSTCM MUST SB INOTALLSR RC* UR« ARR«Nttl "A** lr VVtR tOO^
IN LCMSTM ON •* OWTAINIMN FUMNRHIttN VAkVtS. MIHIfRM RATIR
AlPt sues TO IE AS iNOICATED MLOV:
OPM
FIXTUm UNIT Sl^t TOTAL NIVa
PfXTUOC UNIT TOTAL z
PNnM TWIN
«ITM«N MATIN ACQ. (3AMC MCTC*> Ml SFM*
V«IM4
C«I5T RATII RCO. (SAIg MtTEl)
TOTAL RATCR fCO. (SAMC MCTIll
I ArriNM THAT TME INFONMNTION flVCN IS COMieTt THAT Ttlf ARPNOVAl
• IVCN MCffCIM FOR MINIMUH MKTII SI IS ANO MAXIMUI VATt* CAFACITT Of
•ATlRRtFC AAC CASCO SOLCL.V OM TMtS IMMRMATIRM ANA ANV OCVIATIOM
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oerrmiNATiOR OF ADCOUAOT OF IATCI FIRS ANOMCTCR sizes.
PNNNTsnC
IN IT*
MONATUNC lOMMCN ON AaCM-p OATC MRNKO
nitLOINS
flter -« OVANHMliT
tAN OIMO <*«^
WHITE—f'tt* Copv CAWANV~tfnpRpWf»CONy PINK—P«mH«M OONV
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WATER METER DATA CARD
MAR. LCN6TN OF VATER SYSTCMI FT.
VATCN SOFTSNSI CONNCCTION Q ViLL Q WILL NOT It FROVIOCO
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ggT«l^|llATHNi y MCTCR >L2t ftjATM-aiilRaa NIAHCF or Fll-nilCS X
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(FURLIC OR FRIVATC)
m roTAk naroAS WNITA.
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• IMT
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•ATCR SUFFLV VILL EXIST. AFFiICANT STATES THAT OCOUPMlCV OF TM^
tUILOlNS IS NOT ICINO
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AFFMVAL OF FLANS OR ISSUANCE OF SUKOIRN FCNMIT. AFFI ICANT AC<
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SCAViCC SMNILO PLAN CHICK OR FICLO IRVCCTION INOICATK TMAT THO
OO NOT COMFLV IITN COOC RCflUIMMCNTS. AFVLICAHT UMOCRSTAROS
«««T «^ ««• WCTKA AM* •(«V,«« t« M«T <««r>»NFA«b« «««*FT *»
FROVIOCO IN ANT. 7. CWAPTER VI. MUNICIPAL COBC.
•lONATURK (ORMCN OM AOCNTI DATC SlONCO
OeSlQN WATIN FRCSSUNe IFOR TA9LC tO.2),
APPENDIX "A- CALCS BASCO ON ^
LOSS POt 100 rOOT LCNOTN
WATCR SUPPLY LINE
MIN. METER SIZE
FW FRICTION
FLUSH TANK
SYSTCM
(FCR TARLC 10-2)
FRUSUM RAMOS
Q OVER m
• SVSTCM MUST RC INOTALLCR FC* UFC AFFfRSIR ''A"
IM LCMNTM •• ir eOMTAINIMR Fl URllQMRttH VAkVCS.
PIPI sues TO BE AS INOICATED iCLOVt
IF OVOR MO*
MINIMI
Pl^NMR
OPM
PNnn TifRi
PNNNTRMCI
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IN IN SIS
INTO {AMM
Zncl ftevit»io/o TO
CARL.'&iaAD s«c
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PlMhlt" br»nd ffl3Mn«mlttal momo 7071
5
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UBCORPIZTTBE
IAL lOTBL OlDZnVCI
The initial draft of the residential hotel ordinance was circulatad
to SRO dsvslopers and affordable housing advocitss on February 5,
1991« On Hsdnesdiy, February 20, 1991, vs hsld t workshop on ths
Dropossd ordinsncs. City staff in attsndsncs at ths meeting
Includsd Dsnnis Turnsr, Kathy Graham, Kiks Smith, and Tsrri Woods.
Rsprsssntatlvss from Hallmark Management Associates and Midway
Or ivs Osvslopmsnt wars in attsndsncs st ths workshop* Ths workshop
provsd vsry informstivs, and as a rssult of our discussions, ws ars
rscenasnding ssvsrsl changss to ths draft ordinsncs. Ths primary
chsngss art is followsi
A) Ws hsvs chsngsd ths nams of ths ordinsncs fron
•'rssldsntisl*' hotsl to **msnsgsd living unit". The SRO dsvslopsrs commsntsd that funding from financial
institutions for ths purpose of building any type of
hotsl is non-sxistsnt. By sllmlnating **hotsl" from the nomsnclaturs, funding sourest may bs sssisr to sscurs.
B) Wt havt tliminatad tht difftrtnt standards for non-
rtttricttd and rtstricttd managtd living unit projocts.
As our intsnt of prsparing thit ordinanct wat to provide
an opportunity te develop affordable tht iter, it vaa fait
by all, that tvtry projtct thould contain an affordabls
component. Wt art rtcommtnding that at minimum, twenty^ (20) ptretntTof a managtA....tXvIjig unit projtct be ^ rtttrlis¥td to iov^inecCTBe gueat rooms, aod^at minimum, p five '(5pper'een¥""Qr a lIvTnfl miJL_aBQltot bt rtstricttd \ to vtry low income gutttroomt. PrtvIoutTy wt hacL tuggttttd «0% and 40% for low and vary low-income rtttricttd projects to qualify for rtductd itandards. The SRO dtvelopert told ut flatly that no ent would tver build an SRO with these high levela of rattricttd units« with or without breaks for standarde. Ths rsason: too Beny Banagesent hassles, and Btinttnanct cottt. Thay aaid 30% wat Do-able. So wa suggttt 29% minimum*
c) stvtral ehangtt havt been made to tht dttlgn criteria ineiuding changing the ratio of wathtrt and drytrs from
one (1) per fifteen (IS) guttt roomt to ont (1) par
SENT BY:HSQ fiND REDEUELOFMENT ; 5-23-91 3:36PM ; 7202037-> 6192989496;» 2
tvtnty*fivt (25) guttt roomtr tliminstlng ths rsftrtnct
to a stcurity intsreom tytttm, though mort costly, the
SSO dtvtloptrt atid that a 24 nour on-tltt manager is
always ntctttary; tlimlnatlng tht rtquirtmtnt that trash
chuttt bt managtmtnt eontrolltd; tdding tht rtquirtmtnt
of public rttt room facilititt In tvtry projtct; and,
rtquirlng covtrtd bicyclt lock-up facilititt in every
project*
D) Tht SRO dtvtloptrt commtnttd that in ordar for thtm to
mttt tht nttdt of thtir ptrctivtd "marktt", and thus bs
prof itablt (at Itatt in Caritbad), wt would havt to raise
tht maximum room aiZt. Ws j^ave Tt^aammnama raising tha
maximum roOttJLtat from 300 to 350_squara feet* This may
bt In xttping withia hightr quality oTTlft for rasidtnta
of thttt dtvtlopmtntSA
E) w^ hsvs modified the oarkina standards by eliminating tAe..
T-pquirsd tmest a^^^ At the SRO dtvtloptrs pointed out, thtrt art no tnttrtainlng facilitias for gutsts in
these typtt of projtctt. Thtrtfort, whtn a guest of a
managed living unit withtt to gtt togtther with friends,
they go out. We havt alto addtd stvtral additional
factort that could ba oontidtrtd by council for relaxing
the parking standards. Howtvtr, tht dtvtloptrs agreed
that 111 parking could be dont, for all marktt-rate^
rooms, even though it is not ntedtd.
Pltatt review the attached modified draft ordinance. We would like
to get 7ou^ on the modified ordinance at the upcoming
meeting of W.d«e«iay, February 27, 1991. Wt ^^^•^^^o ^^^^^^^^
coplet of the written oommentt on tht draft J^^^^"*;^?* J^J^^^^^*
rtctivtd proir to the workshop. Rsspondtnts included Judy
LtnthsU; Myles Pomeroy, City of Ssn Disgo; sydnsy I- Jovell^
Hallmark Management Associates; Catherine A. Rodman, l^ft^*! ^id
society of san Diego, inc.; and Disne MoKeil, City of San Diego.
Thank you.
Ttrtta A. Woods
TAN
o: Principal Planner
Attaetotnta Managtd Living unit ordinance
2. ^itttn comitnts on tht Draft ordinanoe rsosived prtor to the
workthop
SENT BV:MSQ AND REDEVELOPMENT ; 5-23-91 3:37PM ; 72026537-^ 619290949(5; M 3
AN ORDINANCE OF TKE CITY COUNCIL OF TH?
CITY OF CARLSBAD, CALIFORNIA, AMENDING
TITLE 21 OF THE CARLSBAD MUNICIPAL CODE BY
AMENDING CHAPTERS 21.42 (CONDITIONAL USES)
BY ADDING SUBSECTION 21.42 yQlO(16) WHICH
RMioLrlS^^fflB'^^^''^
TOURIST (C-T) , NEIGHBORHOOD COMMERCIAL (C-
1), GENERAL COMMERCIAL (C*2), PLANNED
INDUSTRIAL (P-M), AND PLAMNED CONMUNITY
(P-C) ZONES AND BY AOOXNG SUBSECTIONS
21.20.020(16), 21.29*050(7), 21.26.015(6),
21.2 S. 0.15 (7) , -040(2) ALLOWING
^^^^l^i^^i^fll RMIDENTIMI
TOURIST (R-T), COMMERCIAL TOURIST (C-T),
NEIGHBORHOOD COMMERCIAL (C-1), GENERAL
COMMERCIAL (C-2), AND PLAMNED INDUSTRIAL
(P-N) ZONES AND AMENDING CHAPTER 21*04
(DEFINITIONS) BY ADDING SUBSECTION
iMHii TO DEFINE MANAGED LIVING UNIT
f^liilllcTION 21.04.149 TO DEFINE FLOOR
AREA RATIO,
The City Counoil of the City of Cariabad, California
does ordsin as fellows;
SECTION Is That Title 21, Chapter 21.42 of tha
carlsbad Municipal Code ia amended by the addition of
subasction 21*42.oio(16) to read as followst
(16) R-T, C-T, C-1, C-2, P-M snd areas deeignatsd by s
Master Plan for Rttidtntitl Tourist, Commsroial Tourist,
Neighborhood commercial. General commercial or Planned
Induatriai utts in p-c «onts. ^ ^^i^^
'A) ••Managtd Living Unit- use as defined by section
WMiBII of thit codt subjtct to tht following:
(1) LOCATION CRITERIA.
The following findings muat be made for all
proj ect
€''^3hall not
proposed managed livinq unitsites»
I. The KMHHPHMft^ ^
will be compatible with li^rOTian^ , ^ ^ conatitutt a disruptive eltmtnt to the neighborhood or
community;
II. Dtvtlopmtnt of a wmmmw^^mmr^^^i.:^.^^^^^^^
•mmmm at tht propossd location win not be detrimsntai to
puElie safety and wtlfart; and . , ^ ^ j ,
III. Tht propottd tltt is located in close
proximity to; (a) aaas-tranait tystsmf (b) community services?
SENT BY:HSG AND REDEiJELOPMENT ; 5-23-91 3:37PM 7202037-* 6192989496;« 4
70" ' r.j\
1^
r r A
4
(c) shopping; and (d) employment; OR (e) tht tltt it loeatad in
close proximity to a hotel resort facility.
(11) PROJECT
II, DESIGN CRITERIA.
Tht managtd living unit thtll obttrvt tht following
detign crlttria:
(A) Archittctural harmony within tht dtvtlopmtnt and
within tht ntighborhood and conmunity ahall bt obtaintd as so
far at practicabla; _ ^
(B) Tht buildlng(s) shall bt flnlshtd on all sides with
similar roof and wall matariais, colors, and architectural
accent ftaturts; . ^ ^
(C) Handicap acettt facilitiat thall bt as required by
applicable atate or local law; ^ , ^ . ^
(D) At least one janitorial clostt with sink is required
on each floor; .. ,
(E) Laundry facilitiaa muat ba provided in a separate
room at the ratio of one waaher and ont dryer for every 25
guett rooms or fractional numbtr thtrtof. ^Li2lfX^SSJl??-?f
and one dryer shall be provided in every MHMHHiPi^
iaMMi' Washers and dryers may bt coin optrated;
^^^*^) A six-foot-high maaonry wall shall bt constructed
along all property lines which ara adjacent to rtsidtntially
zoned properties, exoept where prohibited by approved
drivewavt;
(6) All MjgljilPBaMillliM developments ahall have a
secured entry elSer^ provISwe front desk with a full view
of the entry aree, staffed 24 hours a day, ssvsn days a week:
(H) A manager's unit is required in every managed living
unit projtct. Dhe manager's unit shall be a ooaplsts dwelling
unit and to designated on all plansjj There is no limit to the
floor arta for tha manager't unit;
(I) At nlnimun, two (2) gallons of trash storage must be
providad ptr guttt room. Tht trath ttorage containers roust
have dose fitting covert and be locsted on f^f*^ . ^^^'f^
according to tht numbtr of guest rooms they ars intsnded to
Strvt.? Trash chutes must be provided on svery floor above
^''^"tj^^^n every managtd living unit ^v9i^ot,^s^fite2j^^^
drinking fountain and mail boxet shall be providedl
SENT BY:HSQ AND REDEVELOPMENT ; 5-23-91 3:39PM ; 7202037-> 619298"f^4'=*o;» t)
IXZ. REQUIRED INTERIOR AND E3CTERI0R COMMON SPACE*
The smount ef interior and exterior common areas
for esoh development, including but not limited to reoreation
areas, lobbiet (excluding staff areae), oowaonkltohens and
readlng/T.V. roomt, shall be no lett than HMinPI square
ftet per guett room. Common interior ahC exterior spaca
excludes all eteirwells and any bslooniet of less than forty
(40) square feet.
IV. ROOM REQUIRENENTS*
The guest room shall observe the following
rtquirtmtntts ^ .
(A) contain a floor area of not lets thon ISO square fest
and no grtatar than m square feet;
(B) separate fr6m any provided bathroom facilities, a
sink and counter top is rtquirtd in tvery guest room. The
counter top muat bt a minimum of 12 inchtt deep by 24 inches
wide, exclutlvt of tht sink arta; .
(C) Tht guttt room shall bt furnished and be pre-wired
for a microwave ovtn and a rtfrigtrator. Eltctrical outlets
for thtst appliances must bt provldtd in proximity to the eink
and counter top; ^ ^ ^ w*^, - r.,^*.*^
(D) Each managtd living unit projtct thall be pre-wired
for individual telephone and cablt/|HHM ^«i«viaion
strviotf i J (B) A clottt and dttlgnattd ttoragt space of at minimum fortv f40) cubic fttt is rtquirtd in tvtry guttt room; lorry cuDic lee ^^^^ rtquirtd in tach guttt room.
A'«*>Vtt bithioom containt tdMh toiltt and thowtr ano/or
tub.
(iii) DEVELOPMENT STANDARDS. .
These Devalopment Standards art in addition ^^ triose ot
tht underlying zont. If ^thtrt it » co«lV°^.il^^f«if lni
standards of tha underlying zona and this section, tne
Development standarda of this soction suptrsedt.
I. Floor Arta Ratio.
The maximum allowable floor area ratio
shsll be 2.0., as defined in Section 21-04.149^,, ^0<'
II. Building Height.
In a managed liMix^iy^^"^ project, no
building thall exoeed a height of dS&i^^torlet pr 35^^^^ at
dtfined in Section 21.04.065.
io^C*.tHrieC.A <ru.wb roan.
iam'
^ space/non-
r..triet«l 'i***\^^3^;,,^^^^^ i«,-lneo». gu..t rooas 0.5
.p.o./r.-trict.d^l«»-i«o^l«*:lrri5i-i«co« gu..t rooms 0
tpace/rettricted very low-ineoa» tuett room.
SENT BYIHSQ AND REDEVELOPMENT ; 5-23-91 3!40PM ; 7202037-> 61929694961# 6
MANAGEMENT PLAN.
Prior to approval of a Conditional Ust Permit, a
Management Plan must ba submitted to and bt approvad by the
Housing and Redtvtlqwaent Dirtetor^jA Managtmtnt Plan shall bt
prtpartd for all pf|^|^n||^^ davtlopmtnts to include
ths following ItsmsT ^
I. Management policies and operational procedures;
II, Establishment of an intemal and vehicular
security P^^^Ji^i^^^^io^ the required type of en-site
resident manager and support staff. An on-site, IIIB lis ill
manager is required in every managed living unit project;
ivr Delineation ef tenant aeleotlon procedures;
V. Delineation of tenant rights;
VI. Delineation of resideney rules;
VII. Betablishment of rental rate increase policy;
VIII. Establishment of security deposit policy;
IX. Establishment of maintenanoe plana;
X. gstsblishment of rental prooetoes. ^gt^Slii
AX «»«w«w*l8liaent "oT^aiili "apwient with the city
attablithlng'tnt proctdurtt for qualifying low-income and very
low-lncSt ttnanttt and establishing the respective rental
XII. Establisnmtnt of a monitoring end rsport system
of low-income and vary low-inoomt rw rooms; ana
SECTION 11: That Title 21, Chapter 21.20 of the
Carlsbad Municipal Cods is amended by the addition of
subsection 21.20.020(16) to read as follows:
SECTION III: That Title 21, Chapter 21.29 of the
carlsbad Municipal Code it amtndtd by tht addition of
Subteetion 21.29.050(7) to read aa followts
SECTION iVs That Titia 21, Chapttr 21.26 of the
Cariabad Municipal codt it amtndtd by tht addition of
Subseetion 21.26.015(6) to raad at followts
(9
SENT BY:HSQ AND REDEVELOPMENT ; 5-23-91 3:40PM ; 7202037-> 6192989496;» 7
SECTION Vl Thst Title 31, Chsptsr 21.38 of the
Csrlsbed Municipal Code is amended by the addition of
Subseetion 21.28.015(7) to read as followei
SECTION VI; That Title 21, ohspter 21.34 of the
carlsbad Municipal Code is amended by the addition of
Subsection 3l.34.040(2) to read as follows:
SECTION VIU That Title 21, Chapter 21.04 of the
Carlsbad Municipal codt is amtndtd by the addition of Section
to raad as followa:
to no mort than two persons
SBCTION VIlIs That Title 21, Chapter 21.04 of the
carlsbad Municipal code is amanded by tha addition of section
21,04.149 to raad at followa:
H21.04.149 Floor Arta Ratio. Tht numbtr obtained by
dividing the groat floor arta of a building or othar structure
bv the net area of the sitt on which tht building or structure
iS l^oatJd. More than ont (I) building or structurs is
iSoi^S a lot, then the floor tree ratio i^/j^JJSJ^jf
dividing the total gross floor area of all the buildings or
structures by the net area of the aite."
EFFECTIVB DATS* This ordinance shall be effective
thirty days after ita adoption, and the City Clark shall certify
to tht adoption of this ordinance and cause it to be published at
least once in the carlsbad Journal within fiftsen days after its
SENT BY:H3Q AND REDEVELOPMENT ; 5-23-91 3:41PM ; 72O2037-? 0192989496;« O
adoption.
tNTRODUCBD AND FIRST READ at a regular meeting of the
Caritbad City council on tht day of . *
1991, and thtrtafttr
PASSED AND ADOPTED at a ragular meeting of tht City
Couneil of tht City of Carlsbad on tht dty of , »
1991, by tht following vott, to wit:
AYES:
NOES:
ABSENT:
APPROVED AS TO FORM AND LEGALITY
VINCENT F. BIONDO, JR., City Attorney
CLAUDE A. LEMIS, Mayor
ATTEST:
S'ETHA L. RAUTENKRANZ, City citrx
HOU.SiNG AND REDEVELOPMENT ST^^i REDEVELOPIVIENT OFFICE
2965 Roosevelt Street
Suite B
Carlsbad, CA 92008
(619) 434-2811
(Ettg 0f (tuvlBbni
April 2, 1991
HALLMARK DEVELOPMENT GROUP
3500 FIFTH AVENUE, STE. 302
SAN DIEGO, CA. 92103
ATTN: MS. SIDNEY NOVELL
MR. GERALD MESSINEO
RE: PRELIMINARY REVIEW OF PACIFIC PALMS PROJECT - 2700 CARLSBAD
BOULEVARD, APN: 203-172-23
On Monday February 4, 1991, a preliminary review of the Pacific
Palms project was completed by the Departments of Planning,
Engineering and Redevelopment. The "preliminary review" process
provides you with the opportunity to obtain initial comments from
planning, engineering and redevelopment staff on the overall
concept of your proposed project. The preliminary review does not
represent an in-depth analysis of your project. However, it does
provide a list of issues, discussed by staff, which may be
helpful to you during preparation of your final application for
proj ect apprbval.
During preliminary review, staff discussed the effect the City's
Growth Management Plan will have on the Pacific Palms project.
Under the Plan, development of additional "dwelling units" will
be controlled by the "dwelling unit cap" for the Northwest
Quadrant. Therefore, it may be preferable to refer to the Single
Room Occupancy Complex as a "residential hotel" in order to
permit the development of hotel units which are not counted in
the "dwelling unit cap." Since we understand that "residential
hotels" can not be financed through private financial
institutions, the City will discuss financing assistance for the
project. Staff will continue to discuss the issues related to the
Growth Management Plan in an effort to identify the impact on
your proposed project. The following additional preliminary
comments on your project are provided for your information and
consideration.
REDEVELOPMENT STAFF COMMENTS;
1. Per the Village Design Manual, "the Redevelopment Area
should reflect land use diversity, variety and urbanity. The
development of commercial residential blocks, consisting of
ground-floor shops and upper-floor residential apartments
and studios, will increase the project area's viability and
will stimulate its trade." The following design elements
within your project are consistent with this guideline:
(9
HALLMARK DEVELOPMENT GROUP
APRIL 2, 1991
PAGE 2
a. Ground-floor retail shops with two floors of condominiums
above the shops. We are pleased with the plan to use the
entire bottom floor for retail establishments.
b. Tourist serving commercial/retail establishments. We
believe this feature will greatly enhance the redevelopment
area.
c. Mixed-use concept of project. We believe this feature is
crucial because it not only provides jobs but also housing
in the Village Area.
2. Also, according to the Village Design Manual, High Intensity
Residential "Villages" (i.e., self-contained residential,
recreational, commercial complexes) appear to be suitable
land uses for the project area and urban core and should be
encouraged. Per your plans, you will be creating a "High
Intensity Residential Village" because the project provides
housing for tourists and local residents, on-site
recreational opportunities, and retail establishments which
cater to the complex residents/tourists. Therefore, based on
this design guideline, we are supportive of your project and
encourage its development.
Redevelopment staff is also pleased with the recreational
amenities offered within the project. The fact that you have
allocated approximately 13,200 square feet of space to open
space/recreational elements is exciting and appealing. Also,
we like the layout of the pool for the condominiums; it is a
nice feature.
3. A third design guideline outlined with the Village Design
Manual is: "The Village Redevelopment Area should be
developed with interesting shops, boutiques, restaurants,
service uses and high intensity residential uses. The
employment of enclosures, arcades, galleries and shopping
plazas should be encouraged. The specialty shops, services
and restaurants for the project shall be augmented by a
setting which manifests urbanity."
Redevelopment Staff is supportive of your proposal to create
residential opportunities in the downtown area for nearly
2.SO 2*0- households. This will provide for more activity in the
area. Also, the increase in the number of businesses your
project will provide is very advantageous to the
revitalization of the Village Area.
HALLMARK DEVELOPMENT GROUP
APRIL 2, 1991
PAGE 3
In reference to the third design guideline noted above, the
shops/restaurant(s) to be provided by your project will
augment a setting which manifests urbanity. Therefore, we
believe it is ideal for the area. The additional sidewalks
created by your project will also assist in the
"pedestrianization" of the downtown area which will enhance
the urban atmosphere.
If the parking issues can be resolved, we encourage you to
include a reasonably priced, family style restaurant within
the project. An additional restaurant will be beneficial to
the residents of, or visitors to, your project as well as
the entire downtown area.
Your project will assist with creating a unified theme along
Carlsbad Boulevard. The Village Design Manual states that
each building and its landscaping shall be sited in a manner
which compliments the adjacent building and their
landscaping. Also, this coordination should produce a
village townscape which has both order and diversity.
Redevelopment staff has identified several features of your
project which should be discussed under this design
guideline.
a. The additional sidewalks will increase opportunities for
pedestrian linkages along Carlsbad Boulevard.
b. The plaza areas along Carlsbad Boulevard are very
attractive. They will compliment the open space to be
created by other development. The possibility of placing
tables and chairs outside will compliment the Village
atmosphere and support the residential "warmth" of the area.
c. To reduce the imposition of the project on the
residential property north of the bachelor units.
Redevelopment Staff believes the project would be more
acceptable if the second building were articulated back from
the property line.
The project provides considerable affordable housing
opportunities which are very important to the Redevelopment
Area. The units provided within the project will assist the
City in meeting its obligation to provide its SANDAG "fair
share" of affordable housing.
a. The fact that six (6) of the condominium units will be
affordable to low/moderate income persons is quite
HALLMARK DEVELOPMENT GROUP
APRIL 2, 1991
PAGE 4
appealing. We also like the fact that the project provides
an additional opportunity (two floors of condominiums) for
persons to own homes.in the downtown area.
b. We are encouraged by the proposal to set-aside forty
percent (40%) of the bachelor units for low and very low
income persons. These units will assist the City in meeting
its immediate goal of providing affordable housing to low
and very low income households.
c. We also encourage you to provide and/or designate
affordable housing units for Senior Citizens.
6. The fact that the project will increase sales and transient
occupancy tax for the City and tax increment for the
Redevelopment Area makes the project even more attractive to
Redevelopment Staff.
7. The shared public parking lot would be a significant benefit
to the City. However, we would like to allow a test period
for the resident parking before the City enters into a joint
use agreement for the lot.
8. Redevelopment Staff does have one concern about the
proximity of the two (2) buildings to each other. We would
like to see a greater minimum distance between the two
buildings. For example, we like the 35 ft. distance but the
15 ft. distance appears too close.
9. The City is currently reviewing the draft Single Room
Occupancy (SRO) Ordinance and we have greatly appreciated
your comments. The ordinance is not yet adopted. However,
when it is adopted, we believe your project will be more
easily processed under the ordinance due to the high
residential unit density. In order to approve your project
under the ordinance, it would need to be adopted prior to or
concurrent with your final plan approval.
For your information, the proposed "Floor Area Ratio" (FAR)
outlined within the SRO ordinance will be advantageous to
gaining final approval for your project. According to our
rough calculations, the FAR (2 sq.ft. bf building to 1 sq.ft
of land) would allow you a total building size of approx.
109(000^ 99,960 sq. ft.
10. One of the objectives of the Redevelopment Plan is to
"encourage a variety of residential accommodation and
amenity in the Village Area so as to increase the advantages
of
HALLMARK DEVELOPMEMT GROUP
APRIL 2, 1991
PAGE 5
close-in living and convenient core shopping, toward the end of
encouraging a diversity of age, income and ethnic
characteristics." The Redevelopment Staff believes that your
project will assist us in meeting this objective for the Village
Area.
The following "preliminary review" comments are provided by the
Planning and Engineering Departments. Since the City does not yet
have an adopted ordinance for processing single room occupancy
residential developments, the planning and engineering comments
are based on current zoning and land use ordinances which do not
differentiate your project from a hotel or apartment development.
PLANNING STAFF COMMENTS;
1. Maximum building height is 35 feet as defined in Section
21.04.065 of the Carlsbad Municipal Code. Under the current
ordinance, the underground parking will be considered as
part of the building height.
2. The site is designated for commercial tourist uses.
Therefore, any residential dwelling units (i.e., the 30
condominium units) must be "drawn" from the "bank" of excess
dwelling units within Local Facilities Management Zone 1.
This involves agreements for the provision of affordable
housing (which you have already expressed a willingness to
enter into).
3. A scale is needed on the condominium floor plan to assess
whether the units have the required 480 cubic feet of
required storage space and the required six foot by six foot
patio area.
4. A total of 6,000 square feet of common and private
recreational area is required by Section 21.45.090(g) of the
Carlsbad Municipal Code. The site plan reflects
approximately 4,400 square feet of space. Therefore, each
unit needs approximately 55 sguare feet of additional patio
area.
5. The Planned Development Ordinance requires all residential
units to be setback 40 feet from a major arterial (i.e.,
Carlsbad Boulevard). However, in exchange for exceptional
landscaping, the depth of required setbacks may be reduced
by the Housing and Redevelopment Commission.
6. A noise study for both Carlsbad Boulevard and the railroad
HALLMARK DEVELOPMEMT GROUP
APRIL 2, 1991
PAGE 6
will be required per the City's Noise Policy No. 17. A copy of
the policy is attached for your review.
7. The number of parking spaces for the condominiums and retail
uses meets the requirement per code. However, you should be
aware of the following issues:
a. There is a discrepancy between the number of parking
spaces indicated on the site plan (111) and in the summary
table (108).
b. The maximum percentage of compact parking spaces
permitted by the zoning ordinance is 25%. The percentage of
compact spaces can reach 40% only with approval of the
Housing and Redevelopment Commission.
c. The parking requirement for restaurant uses is one (1)
per one hundred (100) square feet of gross floor area.
8. The current parking requirement for hotel/motel uses is 1.2
spaces per unit (or a total of 264 for your project). With
this requirement, your proposal (220 spaces) does not
provide adequate parking for the "single room occupancy"
portion of your project. Also, additional information is
needed on the proposed four (4) "off site" parking spaces
noted on sheet 1 of your site plans.
9. The Fire Department will need to be consulted on the parking
structure circulation. Also, the Building Department will
need to be consulted on the structural requirements for
building a pool over a parking structure.
10. The Planning Department will need to review more detailed
information on the shared parking arrangement prior to
providing an assessment of its viability.
11. All retail uses must be tourist-serving commercial uses. You
need to identify the location of the loading zones for the
commercial uses.
12. The proposed setbacks are of concern to planning staff and
will remain a concern regardless of the applicability of any
future SRO ordinance. As already noted, the Housing and
Redevelopment Commission may reduce the depth of setbacks in
exchange for exceptional landscaping; however, compatibility
with adjacent uses is also a major issue. An increased
setback of the upper stories should accompany wider
landscaped areas when addressing the issue of compatibility.
HALLMARK DEVELOPMEMT GROUP
APRIL 2, 1991
PAGE 7
13. Since no exterior elevations were submitted for preliminary
review, planning staff has no comments on the architecture
and/or aesthetic compatibility of the development with
surrounding properties.
ENGINEERING STAFF COMMENTS;
1. The site plan prints for the indicated parking areas were
not legible. Therefore, no engineering comments could be
provided on the circulation and/or drainage for the project.
2. The site plans did not include street dimensions. Therefore,
no comments were made on street improvements.
Overall, your project was received very favorably by staff!
Although some concerns/problems are outlined in the above
comments, we do not want you to be discouraged from continuing
your efforts to develop this project within the Redevelopment
Area of Carlsbad. We are excited about the idea of working with
you to develop this mixed-use project in Carlsbad which combines
condominiums, retail space and apartments while also providing
affordable housing units for the community.
Thank you for patience while we prepared these comments for you.
If you have any questions regarding the comments, please contact
the Project Planner Mike Grimm at 438-1161, ext. 4499 or the
Redevelopment Project Analyst Debbie Fountain at 434-2935 or 434-
2811.
Sincerely,
MARTY ORENYi
Community Development Director
MO:DF:ec
c: Redevelopment Analyst - Debbie Fountain
Project Planner - Mike Grim
Project Engineer - Jim Davis
Associate Planner - Eric Munoz
MARCH 6. 1991
TO: SENIOR MANAGEIVIENT ANALYST, HOUSiNG & REDEmpPMENT
FROM: Assistant Planner
PRELIMINARY REVIEW COMMENTS - PACIFIC PALMS
APN: 203-172-23
It has just come to my attention that the comments on this preliminary review proposal
will be coming out of your office. Below are the comments received from both the
Planning and Engineering Departments, as collected at the Planning Department staff
meeting on February 1, 1991, for inclusion in your correspondence to the applicant,
Hallmark Development Group.
PLANNING
1. While the City is drafting an ordinance to address single room occupancy
residential developments there are no current ordinances in piace to differentiate
these developments from either hotels or apartments. Therefore, the development
Standards of the underlying zoning and most similar land use must be applied to
this proposal. The following comments are based upon these standards.
2. Maximum building height is 35 feet as defined in Section 21.04.065 of the Carisbad
Municipal Code. The building height would include the underground parl<ing.
Without exterior elevations, no comments can be made on architecture and
aesthetic compatibility with the surrounding properties.
3. The site is designated for commercial tourist uses. Any residential dwelling units
(i.e. the 30 condominium units) must be "drawn" from the "bank" of excess dwelling
units within Local Facilities Management Zone 1. This involves agreements for the
provision of affordable housing.
4. A scale is needed on the condominium floor plan to assess whether the units have
the required 480 cubic feet of storage space and the required six foot by six foot
patio area.
5. A total of 6,000 square feet of common and private recreational area is required,
as defined in Section 21.45.090(g) of the Carlsbad Municipal Code. The site plan
shows approximately 4,400 square feet of space therefore each unit needs about
55 square feet of patio area.
6. The Planned Development Ordinance requires all residential units to be setback
40 feet from a major arterial (e.g. Carlsbad Boulevard) however, in exchange for
exceptionally good landscaping, depth of required setbacks may be reduced by
the Housing and Redevelopment Commission.
(i)
PRELIMINARY REVIEW COMMENTS - PACIFIC PALMS
MARCH 6, 1991
PAGE 2
7. A noise study for both Carlsbad Boulevard and the railroad wili be required per the
City's Noise Policy No. 17.
8. While number of parking spaces for the condominiums and retail uses meets that
required by code, the percentage of compact can only reach 40% if approved by
the Housing and Redevelopment Commission. A maximum of 25% compact
parking is allowed through the zoning ordinance. There is also a discrepancy
between the number of spaces on the site plan (111) and in the summary table
(108). Please note that any restaurant uses will require parking at a ratio of one
space per one hundred square feet of gross floor area.
9. All retail uses must be tourist-serving commercial uses. Where are the loading
areas for these commercial uses?
10. The parking required for hotel/motel uses is 1.2 spaces per unit. The current
proposal does not accommodate this requirement. Where are the 4 offsite spaces
referred to on sheet 1?
11. Regardless of the applicability of any future SRO Ordinance, Planning Department
staff has major concerns with the proposed setbacks (as smaH as six inches in
places). As stated previously, the Housing and Redevelopment Commission may
reduce the depth of setbacks in exchange for exceptionally good landscaping but
compatibility with adjacent uses is a major issue. An increased setback of the
upper stories should accompany wider landscaped areas when addressing
compatibility. 220 single room occupancy units may be too many for this site to
accommodate.
12. More detail is needed on the operation of the shared parking arrangement to
assess its viability, (eg. security, enforcement of public parking hours, etc.).
13. The Fire Department should be consulted on parking structure circulation and the
Building Department should be consulted on the structural requirements for
locating a pool over a parking structure.
ENGINEERING
1. Prints on parking areas are not legible therefore no comments on circulation or
drainage can be made. The circulation at the porte cochere for the SRO building
seems too tight. No drainage is shown on the site plan either.
2. No comments can be made on street improvements because dimensions are not
given.
PRELIMINARY REVIEW COMMENTS - PACIFIC PALMS
MARCH 6. 1991
PAGE 3
Please copy myself, Eric Munoz, and Jim Davis, the project engineer, on any
correspondence with the applicant. Feel free to call me at extension 4499 if you have any
questions.
c: Assistant Planning Director
Senior Planner - Don Neu
Associate Planner - Eric Munoz
Assistant City Engineer
Principal Civil Engineer - LURDS
Associate Engineer - Jim Davis
MQ:km
PacPalm.Pro
ROJ By::<.ERO^-. TELECOPIER 70 IQ ; 4- 2-9 i 3: 5DPM ; CCITT :3-;
POUCY NO: 17
EFFECTIVE DATE: March 4. 199Q
PAGE 1 OF 2
PLANNING DEPAR^ME^fT
ADMINISTRATIVE POUCY
According to the Noi$e Control Act of 1973 Heaith & Safety Code 46000 et.$eq., the Planning
and Zoning Law Government Code 65302(t) and CEQA Pubiic Resources Code 2100 et.seq.,
and until the City of Carlsbad's Noise Element is updated and amended a "Noise" Study shall
be submitted with all discretionary applications for residential projects of five or more dwelling
units within:
1. 2,000 feet from the right-of-way of Interstate 5
2. 1,000 feet from the right-of-way of Highway 78
3. 500 feet from the railroad right-of-way
4. 600 feet from the right-of-way of an existing or future Circulation Element
Roadway as identified on the Carisbad General Plan
5. Within the McClellan Paiomar Airport influence area as depicted on the
Comprehensive Land Use Plan for McClellan Palomar Airport.
This study shall be prepared by an acoustical professional and document the projected noise
level at buildout of Carisbad's General Plan and mttigate the projected buildout noise level to
a maximum of 60 dBA CNEL at:
1. Five feet inside the proposed project's property line at six feet above finished
grade level, and
2. Above the tirst floor/story if usable exterior space is provided.
Interior noise levels shall be mitigated to 45 dBA CNEL when openings to the exterior of the
residence are closed. If openings are provided, mechanical ventilation shad be provided.
If the acoustical study shows that exterior noise levels cannot be mitigated to 60 dBA CNEL
or less, the development should n^i be approved without the following findings:
1. It shall be the responsibility of the developer of the project to prove to the satisfaction
of the Planning Commissicn or Design Review Board why it is not feasible to comply
with the 60 dBA CNEL standard.
2. No interior CNEL shall exceed 45 dBA when openings to the exterior are ciosed.
RCU BYrxERO-^ TELECOPIER 7010 ; 4- Z.-9i 3:57PM
3. Tha Planning Commission or Design Review Board must find that there are speciflcally
Identified overriding social and economic considerations which warrant approval of the
development even though it does not meet the noise standard.
4. All purchasers of the impacted property shall be notified in writing prior to purchase, and
by deed disclosure in writing, that the property they are purchasing is .^olse impacted
and does usi meet Carlsbad noiee standards for residential property.
5. If the acoustical study shows that the exterior mitigated noise level exceeds 65 dBA
CNEL, tha development should noi be approved.
In addition, the following appropriate mitigations and/or conditions of approval shall be
incorporated into projects:
1. For residential oroiects near existing or future transDOrtatlori corridors - Prior to
recordation of the first final tract/parcel map or issuance of building permits, whichever
is first, the owner shall prepare and record a notice that this property may bt subjeet
to impacts from the proposed or existing Transportation Corridor In a manner meeting
the approval of the Planning Director and City Attorney (eee Noise, Form #1 attached).
2. For residential oroiect^ within 3 miles of McClellan-Palomar Airport ^? shown' on the
August 1988 County of San Dlego Noise Control Plan for Palomar Alroort« Prior to the
recordation of the first final tract/parcel map or the issuance of residential buiiding
permits, whichever is first, tha owner of record of the property within the boundaries of
this tentative tract/parcel map shall prepare and racord a notice (see Noisa, Form #2
attached) that this property i$ subject to overflight, sight, and sound of aircraft operating
from Palomar Airport in a manner meeting the approval of the Planning Director and the
City Attorney.
The applicant shall post aircraft noise notification signs in all sales and/or rental offices
associated with the new development. The number and locations of said signs shall
be approved by ths Planning Director. (See Noise, Form # 3 attached.)
3. For potential noise oeneratino proiects - Prior to approval of any permits, an acoustical
analysis report and appropriate plans shall be submitted describing the noise generation
potential of the proposed project and proposed attenuation measures to assure that an
environment which is free from excessive or harmfui noise is achieved and maintained.
The report shall be submitted to the Planning Director for review and approval. The
approved attenuation features shall be incorporated into the plans and specifications of
the proposed project.
APPROVED BY:
CHAEL J. HOtSMILL^' M
Planning Director
arb
HOUSINQ AND REDEVELOPMENT
December 31, 1990 (EitQ of (Earlfibaii
REDEVELOPMENT OFFICE
2965 Roosevelt Street
Suite B
Carlsbad, CA 92008
(619) 434-2811
HALLMARK DEVELOPMENT GROUP
3500 FIFTH AVENUE, STE. 302
SAN DIEGO, CA 92103
ATTN: HR. GERALD MESSINEO
MS. SIDNEY NOVELL
MR. LEON HOGG
MR. WILMER COOKS
Post-It'" brand fax transmittal memo 7671 ^ofpag**" ^
To
Co
Dept.
Fax *
Co" /
Phone #
Fax #
RE: MIXED USE PROJECT AT SOUTHEAST CORNER
CARLSBAD BLVD. AND BEECH AVENUE
Dear Gentlemen and Lady:
I am in receipt of your letter of December 18, 1990, regarding
the above mentioned project. Based upon our meeting of December
17, 1990, you have revised your project proposal and set forth a
plan to provide affordable rental and for sale housing within the
City of Carlsbad.
This letter shall serve as an acknowledgement of receipt of your
revised project proposal, pro forma, site plan and floor plans.
The revisions are consistent with staff comments including the
following:
Increasing retail space on first floor
* Relocation of sales/rental office
Potential restaurant on first floor
20% affordable condominium units
Revision of rental SRO units to bachelor units
20% affordable rental bachelor units
Meet parking requirements
Provide parking for public use
You have also proposed a density bonus, acquisition of additional
property and financial incentives including tax increment rebates
over a period of years. Staff will take your proposal forward
for review and recommendation to enter negotiations for a
disposition and development agreement (dda). The dda shall be
the document that further identifies the scope of development and
sets forth a schedule of performance for both the developer and
the redevelopment agency.
We are very excited about your Pacific Palms Proposal. It
combines marketable products such as condominiums, retail space,
and apartments while providing affordable housing units for the
&
HALLMARK DEVELOPMEMT GROUP
PAGE 2
DECEMBER 31, 1990
community. Thank you for your continuing interest in the City of
Carlsbad and by working together we may both be able accomplish
our goals with this project.
Please contact me if you have any questions.
:erely,
KA'tfHY L. /GRAHAM
Housing a^d Redev^ljopment Director
:ec
c: Community Development Director
THE HALLMARK DEVELOPMENT GROUP
3500 FIFTH AVENUE, STE. 302
SAN DIEGO, CA 92103
December 18, 1990
Ms. Kathy Graham
Di rector
City of Carlsbad
Housing & Redevelopment Dept.
2965 Roosevelt Street
Carlsbad, CA 92008
RE: MIXED USE PROJECT AT SOUTHEAST CORNER OF
CARLSBAD BLVD. AND BEECH AVENUE
Dear Kathy:
Thank you for taking the time to meet with us yesterday. It is
our understanding from the meeting that if we change our proposed
development to meet the recommendations of staff, staff in turn
will make a recommendation to the City Council to enter into a
Disposition and Development Agreement with The Hallmark Development
Group.
As per staff recommendations we are willing to adjust our project
to include: 30 condominium units, all for sale; 10,000 square
feet of retail space of which ^00% will generate sales tax revenue
for the City of Carlsbad and 220 bachelor type living units of
approximately 320 square feet. We will build and provide 335
parking spaces. Two hundred (200) of these parking spaces will be
available to residents, visitors and citizens of Carlsbad for
public parking between the hours of 8:00 AM and 6:00 PM daily. We
will agree to a deed restriction of twenty (20) years setting aside
20% (6 units) of the condominium units for sale to moderate and low
income residents. Additionally, we will agree to set aside for
twenty (20) years 88 or forty (40) percent of our bachelor unit
for very low, low and moderate income residents.
In exchange for these specific items we will require assistance
from the City of Carlsbad Redevelopment Dept.. The Redevelopment
Dept. must approve a density bonus sufficient to construct 250
units and 10,000 square feet of retail space on the site. The
Redevelopment Dept. must condemn and acquire the parcel immediately
adjacent to our site on the eastern border. This site will be made
available to The Hallmark Development Group at no charge with the
understanding that we will make it available only for the purpose
of increasing the project*s open space to include a park like
setting for the apartment building.
(!)
Ms. Kathy Graham
December 18, 1990
Page Two
Finally, in exchange for the two hundred (200) parking spaces the
Redevelopment Dept. must provide an one hundred (100) percent tax ^
increment rebate to the project in years one through five and a
fifty (50) percent tax increment rebate in years six through ten.
Attached you will find the following items:
revised project proposal
revised project plans, including floor plans for a
typical condominium unit and a typical bachelor unit
project pro forma.
It is our understanding once you have received and reviewed our
letter and the above listed items you will before the end of this
week send us a letter which will:
acknowledge receipt of our revised proposal
acknowledge that the revisions are consistent with staff
recommendations
- acknowledge that staff will recommend our project to city
council for approval of the Redevelopment Dept.'s
ability to enter into a Disposition and Development
Agreement with The Hallmark Development Group.
Thank you for all of your assistance, if you require any additional
information, please do not hesitate to call. We look forward to
hearing from you this week.
Si ncerely,
Gerald Messineo
Senior Partner for
The Hallmark Development Group
Enclosures
PACIFIC PALMS
DEVELOPMENT SCENARIO
The subject development will be located on the land at the
southeast corner of Carlsbad Avenue and Beech Street in the City
of Carlsbad, California. The development will be a mixed use
complex containing 30 luxury condominiums, 220 bachelor living
units and 10,000 square feet of commercial space.
The proposed development will provide affordable housing to
begin to satisfy that need in Carlsbad. The design of the project
will provide the housing with a high quality aesthetic improvement
and increase in retail services for the immediate area. The track
record of the development group ensures the ongoing successful
operation of the proposed project.
The proposed amenities will include:
porte-cochere drop-off at apartment lobby
pools and spas for both residential facilities
sun deck areas for both residential facilities
numerous vending areas
outside recreation areas
laundry and workout facility in apartment building
health club facilities for condominium
trash chutes to compactors for both facilities
Amenities (con't)
BACHELOR Living Units
extensive built-in furnishings
efficiency kitchenette includes microwave oven,
refrigerator, disposal, double compartment sink,
etc.
private full bathrooms
color televisions
handicapped accessible units provided.
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