HomeMy WebLinkAbout1995-01-17; Housing & Redevelopment Commission; 266; Village Redevelopment Implementation PlanHOUSING AND R’-‘ EVELOPMENT COMMISSIC- - AGEN .a
VILLAGE REDEVELOPMENT IMPLEMENTATION * PLAN FOR 19952000
That the Housing and Redevelopment Commission adopt Resolution No. a b 3
APPROVING the Village Redevelopment Project Area AB1290 Implementation Plan for
the period 19952000.
ITEM EXPLANATION:
On October 6, 1993, Governor Wilson signed AB 1290 which took effect on January 1,
1994. Entitled the Community Redevelopment Law Reform Act of 1993, the bill includes
the most sweeping redevelopment changes in years. The changes affect both existing
project areas as well as new plan adoptions and amendments. The modifications include
changes to the definition of blight, the termination of fiscal review committees and time
limits on all project areas.
c AB 1290 was authored by Assembly Member Phil Isenberg and was sponsored by the
California Redevelopment Association to address perceived major abuses and problems
in redevelopment in a responsible, constructive manner. The bill is intended to refocus
the redevelopment process on statewide concerns of alleviating blight, stimulating
economic development and providing affordable housing. AB1290 was amended by the
enactment of SB732 on September 27, 1994 which made numerous technical and
clarifying revisions.
With approval of AB 1290, a new section (33490) was added to the Health and Safety
Code. This new section requires all Redevelopment Agencies to produce implementation
plans every five years. For Redevelopment Plans adopted prior to January 1, 1994, the
first implementation plan must be adopted by December 31, 1994.
The required implementation plan must include the following:
0 Specific Goals and Objectives for the Redevelopment Agency for the next five (5)
years;
0 Specific programs, including potential projects, and estimated expenditures for the 9 next five (5) years; zi u l An explanation of how the goals, objectives, programs and expenditures will 2 4 eliminate blight;
0 An explanation of how the goals, objectives, programs and expenditures will
implement the affordable housing requirements of Sections 33334.2, 33334.4, z ;r 33334.6 and 33413; ,o 0
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AB# 266
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The number of housing units to be rehabilitated, price-restricted, assisted or
destroyed;
Plans for using annual deposits to the Housing Fund;
If a planned project will result in destruction of existing affordable housing, an
identification of proposed locations for the replacement housing the agency will
be required to produce pursuant to Health and Safety Code Section 33413;
The project area affordable housing production plan (AB 315 plan) required by
Health and Safety Code Section 33413(b)(4);
A section addressing Agency-developed and Project Area housing pursuant to
Health and Safety Code Section 33413(b); and,
A section addressing the use of Low and Moderate Income Housing Funds
pursuant to Health and Safety Code Sections 33334.2, 33334.4 and 33334.6,
which shall include the amount available in the Fund and the estimated amounts
which will be deposited during each of the next five years, and a housing
program with estimates of the number of new and rehabilitated units to be assisted
during each of the next five years.
The Housing and Redevelopment Commission must hold a public hearing and accept
public comments on the plan prior to adoption of the resolution approving the plan. A
draft of this plan was made available for public review beginning November 18, 1994.
The Agency is required to revise and adopt a new plan every five (5) years. In addition,
at least once during the five year period of the plan approximately mid-way, a public
hearing must be held to review progress made and any amendments which may be
required to the goals, objectives, programs and projected expenditures. An agency may
not undertake any activity or project that is not contemplated by its implementation plan.
Attached as Exhibit 2 is the Village Redevelopment Implementation Plan required by AB
1290. The Village Implementation Plan was developed by Housing and Redevelopment
Staff. To develop the goals and objectives for the plan, staff used information which has been developed to date for the Village Master Plan. The comprehensive review of
redevelopment activities in the Village Redevelopment Area proved to be quite timely for
preparation of the attached Implementation Plan.
ENVIRONMENTAL REVIEW
The adoption of an implementation plan is not a “project” requiring review under the
California Environmental Quality Act (“CEQA”). Subsequent action on specific projects
AB# ne
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will be subject to CEQA if not already covered by a recent EIR for the redevelopment
plan or a program EIR adopted in connection with a particular project or program.
FISCAL IMPACT
The Village Redevelopment Implementation Plan identifies programs, activities and
potential projects which will result in the expenditure of an estimated $18.7 million in
tax increment funds, including housing set-aside funds, over the next five years. This
expenditure of funds includes the annual Tax Allocation Bond payment of approximately
$1,060,000 per year and full expenditure of existing and new funds available within the
Low and Moderate Income Housing Set-Aside Fund. In addition, the proposed
expenditures include anticipated general administrative costs of $4 million for operation
of the Redevelopment Agency over the next five years.
With the investment of the noted funds within the Village Redevelopment Area, it is
estimated that the total private property improvement will exceed $10 million. The
Redevelopment Agency and the City will both realize financial benefits from increased
property values and increased sales tax within the Village Area as a result of these
improvements.
EXHIBITS:
l- Housing and Redevelopment Commission Resolution No. 2 (0 3
2- Village Redevelopment AB 1290 Implementation Plan for 1995-2000
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HOUSING & REDEVELOPMENT COMMISSION RESOLUTION NO. 263
A RESOLUTION OF THE HOUSING AND REDEVELOPMENT
COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA 1
ADOPTING THE 19952000 IMPLEMENTATION PLAN FOR THE ,
VILLAGE REDEVELOPMENT PROJECT AREA. I
WHEREAS, the Redevelopment Agency of the City of Carlsbad, hereinafter referred to
as “Agency”, is a Community Redevelopment Agency organized and existing under the Community
Redevelopment Law, Health and Safetv Code Section 33000, etseq., hereinafter referred to as the “Act”;
and
WHEREAS, the Agency is authorized to implement the Redevelopment Plan for the
Carlsbad Village Redevelopment Project Area; and
WHEREAS, Section 33490(a)(l) of the Act requires that the Carlsbad Redevelopment
Agency adopt a five year implementation plan by December 31, 1994 which contains the specific goals
and objectives of the agency for the project area, the specific programs, including potential projects, and
expenditures proposed to be made during the next five years, and an explanation of how the goals and
objectives, programs and expenditures will eliminate blight within the project area; and
WHEREAS, Section 33413(b)(4) of the Act requires the Carlsbad Redevelopment Agency
to adopt a plan to comply with the requirements of’the inclusionary housing rule; and
WJ-IEREAS, the Agency’s Inclusionary Housing compliance plan is included in the
Village Implementation Plan; and
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HRC RESOLUTION NO. 263
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WHEREAS, pursuant to Section 33490 (d) of the Act, the implementation
plan shall be adopted following a public hearing conducted pursuant to section 6063 of the
Government Code and after proper notice.
NOW, THEREF’ORE, BE IT HEREBY RESOLVED by the Housing and
Redevelopment Commission of the City of Carlsbad, California, as follows:
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The above recitations are true and correct.
That pursuant to California Health and Safety Code Section 33490, the
Carlsbad Redevelopment Agency hereby adopts the “Village Redevelopment
Project Area AB 1290 Five Year Implementation Plan”, which includes the
Carlsbad Redevelopment Agency’s Inclusionary Housing Plan, for the period
beginning January 1, 1995 and ending December 31,200O and effective for
implementation as of December 31, 1994.
That the Housing and Redevelopment Commission authorizes the Executive
Director of the Carlsbad Redevelopment Agency and designated staff to
administer the various programs identified within the implementation plan.
That no review of the subject implementation plan is required under the
California Environmental Quality Act (CEQA) because the plan is not an
approval of a specific project under CEQA. All future specific projects will
be subject to CEQA review.
PASSED, APPROVED, AND ADOPTED at a regular meeting of the Housing
and Redevelopment Commission of the City of Carlsbad, California, held on the 17th day
of January, 1995, by the following vote, to wit:
AYES: Commissioners Lewis, Nygaard, Kulchin, Finnila, Hall
NOES: None
ABSENT: None
ABSTAIN: None
VILLAGE REDEVELOPMENT PROJECT AREA
AB 1290 IMPLEMENTATION PLAN
1995-2000
December 12, 1994
Prepared by
City of Carlsbad
Housing and Redevelopment Department
VILLAGE REDEVELOPMENT IMPLEMENTATION PLAN
INTRODUCTION
On October 6, 1993, Governor Wilson signed AB 1290 which took effect on January 1, 1994.
Entitled the Community Redevelopment Law Reform Act of 1993, the bill includes the most
sweeping redevelopment changes in years. The changes affect both existing project areas as well
as new plan adoptions and amendments. The modifications include changes to the definition of
blight, the termination of fiscal review committees and time limits on all project areas.
AB 1290 was authored by Assembly Member Phil Isenberg and was sponsored by the California
Redevelopment Association to address perceived major abuses and problems in redevelopment
practice in a responsible, constructive manner and to refocus the redevelopment process on
statewide concerns of alleviating blight, stimulating economic development and providing
affordable housing. AI3 1290 was amended by the enactment of SB 732 on September 27, 1994,
which made numerous technical and clarifying revisions.
AB 1290 added Section 33490 to the Health and Safety Code. This new section requires agencies
to produce implementation plans every five years. For Redevelopment Plans adopted prior to
January 1, 1994, the first implementation plan must be adopted by December 3 1, 1994.
IMPLEMENTATION PLAN REOUIREMENTS
The Implementation Plan required by AB 1290 must contain the following:
0 Specific Goals and Objectives for the next five (5) years;
0 Specific Programs, including potential projects and estimated expenditures for the next five (5)
years;
l An explanation of how the goals, objectives, programs and expenditures will eliminate blight;
0 An explanation of how the goals, objectives, programs and expenditures will implement the
affordable housing requirements of Sections 33334.2, 33334.4, 33334.6 and 33413;
0 The number of housing units to be rehabilitated, price-restricted, assisted or destroyed;
l Plans for using annual deposits to the Housing Fund;
0 If a planned program, or potential project, will result in destruction of existing affordable
housing, an identification of proposed locations for the replacement housing the agency will be
required to produce pursuant to Health and Safety Code Section 33413;
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NTATTON Pl .AN
0 A section addressing Agency-developed and Project Area Housing, pursuant to Health and Safety
Code Section 33413(b);
0 A section addressing the use of Low and Moderate Income Housing Funds pursuant to Health and
Safety Code Sections 33334.2, 33334.4 and 33334.6, which shall include the amount available
in the Fund and the estimated amounts which will be deposited during each of the next 5 years,
and a housing program with estimates of the number of new and rehabilitated units to be assisted
during each of the next 5 years.
0 The project area affordable housing production plan (AB 315 Plan) required by Health and Safety
Code Section 33413(b)(4).
The Carlsbad Redevelopment Agency can only adopt an implementation plan after first holding
a noticed public hearing. The first notice must be published at least thirty-one (31) days prior
to the public hearing.
The Implementation Plan must be revised and adopted every five (5) years. In addition, at least
once approximately mid-way through the five (5) year period of the plan, a public hearing must
be held to review progress made and any amendments which may be required to the goals,
objectives, programs and projected expenditures.
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VILLAGE REDEVELOPMENT IMPLEMENTATION PLAN
EXECUTIVE SUMMARY
As required by AB 1290, the Carlsbad Redevelopment Agency has produced the following five
year implementation plan. It summarizes ‘the Agency’s goals and objectives for the next five
years (19952000) as well as anticipated programs, including potential projects, and expenditures
of tax increment funds and Low/Moderate Income Housing Set-Aside Funds.
GOillS
The primary goals of the Agency for the next five years are to:
1. Establish Carlsbad Village as a quality shopping, working and living environment.
2. Improve pedestrian and vehicular circulation in the Village.
3. Stimulate property improvements and new development in the Village.
4. Improve the physical appearance of the Village.
5. Provide signage which is supportive of commercial vitality and a unique Village image.
Proerams of Action and Exuenditures
In addition to addressing the above goals, the purpose of all actions of the Redevelopment
Agency will be to eliminate blight within the Village.
The Agency intends to expend approximately $1.4 million to encourage the development of two
(2) commercial projects within the Village to either eliminate an existing blighting influence
and/or encourage elimination of blight on other parcels within the Village. Also, the Agency will
expend approximately $75,000 on a business property “Facade Improvements and Signage
Design Assistance Program” and an estimated $50,000 on various studies and plans for land use,
design standards and development strategies for the Village and/or other areas which have an
impact on the Village. In terms of affordable housing programs/projects, the Agency expects to spend a total of
approximately $7.8 million to assist in the development of new housing units, both inside and
outside the Redevelopment Project Area, which will be affordable to low and moderate income
households.
Finally, the Agency will continue to make the annual payments of $1,060,000 required on the
1993 Tax Allocation Bonds; the total payments over the five year period of this plan shall be
$5.3 million. The Agency will also continue to use tax increment funds to finance approximately
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VILLAGE REDEVELOPMENT IMPLEMENTATION PLAN
$4 million in costs related to general administration, which includes public parking lot leases.
The total estimated expenditures, including affordable housing programs, over the period of this
plan is $18.6 million.
Affordable Housing
The Redevelopment Agency does not intend to “develop” new housing units, or rehabilitate
existing units, on its own. ‘The Agency will assist private (for profit or non-profit) housing
developers, through the use of Low and Moderate Income Housing Set-Aside Funds, to
build/provide affordable housing units both inside and outside the Redevelopment Project Area.
Over the next five years, the Agency intends to assist in the development of approximately 760
units of housing affordable to low and moderate income households. It is anticipated that a
minimum of 215 (28 %) of these units will be affordable to very low income, 300 (40%) to low
income, and 175 (23%) to moderate income; the remainder of the units (70 or 10%) will be
affordable to upper income households.
Although some of the projects the Agency may assist will be mixed income projects, the
Agency’s Low and Moderate Income Housing Set-Aside Funds will only be used to finance units
within the project(s) which benefit low and moderate income persons. The percentage of low and
moderate income affordable units the Agency intends to assist with Low and Moderate Income
Set-Aside Funds will meet or exceed the percentage of low and moderate income affordable units
needed within the community, as indicated in the City of Carlsbad’s Housing Element and
Comprehensive Housing Affordability Strategy. The Housing Element states that 40% (or 2509
units) of the new development within the community must be affordable to lower income
households, 21% (or 13 17 units) to moderate income households and 39% (or 2447 units) to
upper income households. The total number of affordable housing units needed in Carlsbad is
6,273 units. The affordable housing production program outlined within the following
Implementation Plan is, therefore, consistent with the need demonstrated within the Carlsbad
Housing Element.
The Agency intends to comply with the following rules related to the use of Low and Moderate
Income Housing Set-Aside funds and/or Inclusionary Housing requirements as related to each
housing project built within the Village Redevelopment Project Area and/or assisted with Agency
funds:
0 If the Agency assists with the development of affordable housing with Low and Moderate
Income Housing Funds, either inside or outside the Redevelopment Project Area, the
percentage of units to be affordable to low and moderate income households will be equal
to or exc.eed the percentage of low and moderate income housing funds invested within
the project.
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VILLAGE REDEVELOPMENT IMPLEMENTATION PLAN
0 If the Agency develops housing within the Village Project Area, at least thirty percent
(30%) of the units will be affordable to low and moderate income households and fifty
percent (50%) of those units will be affordable to very low income households.
0 If the Agency provides no assistance to a housing project but the project is constructed
within the boundaries of the Village Redevelopment Project Area, then the project will
have an inclusionary housing requirement to provide at least 15% of the units in a
manner which is affordable to low and moderate income households and forty percent
(40 %) of these units must be affordable to very low income households. These
inclusionary units may be provided within the new project or within a “combined” project
to be constructed at another location within the Village Redevelopment Project Area. In
some cases, the inclusionary unit requirement may also be met in a “combined” project
located outside the Project Area on a “2 to 1 ratio”, with the approval of the City
Council and Housing and Redevelopment Commission; this means for every one (1) unit
required two (2) units must be provided if requirement is to be satisfied outside the
Project Area.
From previous years of housing development within the Village Redevelopment Project Area,
the Agency has an inclusionary housing obligation to provide a total of eighteen (18) units of
new housing to be affordable to low and moderate income households with at least seven (7) of
these units to be affordable to very low income households. The Agency will satisfy this
obligation by participating in an affordable housing project located outside the Village
Redevelopment Project Area; this project is known as the La Terraza Project and the Housing
and Redevelopment Commission has determined that it appropriately benefits the Redevelopment
Project Area. Consequently, the Agency has ensured that at least thirty-six (36) of the units in
the La Terraza Affordable Housing Project will be affordable to low and moderate income
households with at least fourteen (14) of these units being affordable to very low income
households. The La Terraza Project will be constructed by the end of 1995. This project will,
therefore, assist the Agency to completely satisfy its “prior year” inclusionary housing
requirement for the Village Redevelopment Project Area.
With approval of AB1290, the Agency is also required to prepare a Housing Replacement Plan
for redevelopment activities which result in the removal of housing from the Village Project
Area which is affordable to low and moderate income households. The Agency does not intend
to take actions in the future which result in the removal of affordable housing within the Village
Project Area; the “housing replacement plan rule” will, therefore, not apply to the Agency. A
Housing Replacement Plan for any redevelopment activities implemented prior to approval of
this Implementation Plan will be addressed separately by the Agency.
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VILLAGE REDEVELOPMENT IMPLEMENTATION PLAN
summarv
This Executive Summary has highlighted the programs and potential projects to be implemented
by the Agency over the next five years. The following Implementation Plan provides additional
details of the redevelopment activities through the use of narratives and tables/charts. Also
provided for additional information are copies of 1) the Agency’s Five Year Low and Moderate
Income Housing Fund Spending Plan; and, 2) a project description/narrative for the La Terraza
Apartments.
VILLAGE REDEVELOPMENT IMPLEMENTATION PLAN
GOALS AND OBJECTIVES
Carlsbad Village Redevelopment Area has a colorful history reaching back to at least the 1880s
when the rail line linking San Diego and Los Angeles was constructed. The Village Area
experienced early days of glory with the construction of large hotels and spas, but by the 1980s
it was beset by problems common to many older downtowns. Buildings were in many cases
seriously dilapidated, competition from modern shoppings centers had stolen away much of the
area’s commercial vitality and the small lot sizes and patterns made new construction to current
City development standards difficult and in some cases impossible.
In response to the problems facing the downtown area, the Carlsbad City Council and its
Housing and Redevelopment Commission adopted the Redevelopment Plan for the Carlsbad
Village Redevelopment Project Area in accordance with the California Community
Redevelopment Law in 1981. Using the powers granted by that law, the Commission proceeded
to address blighted conditions within the Village. Codes were enforced, some properties were
acquired, public parking lots were established, overhead utilities were undergrounded, public
improvements were constructed and a host of other actions were taken with highly visible
results.
After ten (10) years of effort, the Carlsbad Redevelopment Agency decided it was time to take
a step back and look at the actions that had been taken to date to eliminate blight and
economically enhance the downtown area. In 1992, the Agency initiated a comprehensive
review/planning process to refine the vision for the downtown area, establish appropriate land
use requirements, define a supportive development scale and character, and develop a new
strategy to further guide and coordinate public and private investment within the Village
Redevelopment Area. The primary purpose of the comprehensive review was to establish a
“vision” for what the Village would look like when the term of the Redevelopment Plan expires
and then develop the “roadmap” for getting to the vision of the future downtown.
The comprehensive review of redevelopment activities in the Village Redevelopment Area has
proven to be quite timely for preparation of this Five Year Implementation Plan, as required by
AB 1290. With the assistance of a nine (9) member Master Plan Advisory Committee, the
Carlsbad Redevelopment Agency has been able to identify goals and objectives for future actions
needed to eliminate blight and blighting influences within the Village Redevelopment Area over
the next five (5) to ten (10) years.
The original Village Redevelopment Area Master Plan Advisory Committee was made up of the
following members: one (1) Planning Commissioner; one (1) Traffic Safety Commissioner; two (2) Housing and Redevelopment Advisory Committee members; one (1) representative of the
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VILLAGE REDEVELOPMENT IMPLEMENTATION PLAN
Village Business Association; one (1) Village Business Owner; one (1) citizen-at-large and, one
(1) representative from each of the four quadrants of the City. There were also two (2) alternates
assigned to the Committee which have generally served as full voting members related to the
actions taken by the Committee to date. The Advisory Committee provides an excellent
representation of interested parties throughout the City and has been quite effective in identifying
a “vision” for the Village Redevelopment Area and developing appropriate goals and objectives
which have been used to prepare this Five Year Implementation Plan.
As a result of the comprehensive planning process conducted to date by the Village
Redevelopment Master Plan Advisory Committee, the following goals and objectives have been
established to obtain the “vision” set forth for the Village Redevelopment Area:
GOAL ONE
a Establish Carlsbad Village as a quality shopping, working and living environment.
Objectives:
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Remove blighting conditions from Village.
Retain and increase uses serving Carlsbad residents.
Attract additional tourist-serving uses.
Encourage uses which are complementary to the new Transit Station to be constructed within the
Village.
Reinforce pedestrian retail continuity within the Village commercial areas.
Limit commercial development in and adjacent to residential neighborhoods.
Improve the condition and appearance of the current Village housing stock.
Increase the number, quality and diversity of housing units within the Village.
GOAL TWO
4 Improve Pedestrian and Vehicular Circulation in the Village Area.
Objectives:
w Minimize pedestrian/vehicular conflicts along major pedestrian walkways. w Provide a stronger pedestrian linkage between Carlsbad Boulevard aud State Street. w= Establish a quality pedestrian environment along North State Street. w Improve access to North State Street. w Establish sidewalks throughout the Village Area.
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VILLAGE REDEVELOPMENT IMPLEMENTATION PLAN
GOAL THREE
4 Stimulate Property Improvements and New Development in the Village.
Objectives:
w Establish development standards which recognize the unique small lot conditions within the
Village. w Establish a parking district, or some other option, which allows off-site parking in public lots to
satisfy on-site parking requirements. w Increase the intensity of development within the Village. w Encourage mixed use development within the Village. w Provide greater certainty as to acceptable laud uses and development intensities. w Provide assurance that future adjacent development will not adversely affect laud owners’
investment. w Simplify the project application and review process.
GOAL FOUR
4 Improve the physical appearance of the Village Area.
Objectives:
w Reinforce the Village Character through site planning, architectural design and signage. w Establish commercial buildings whose scale and character are compatible with Village residential
neighborhoods . w Minimize the land area required to accommodate additional parking in the Village. w Create a sense of design unity and character while encouraging design diversity.
W Require design sensitivity to adjacent development.
GOAL FIVE
4 Provide signage which is supportive of commercial vitality and a unique Village image.
Objectives:
W Reinforce the positive image of Carlsbad Village with appropriately designed and scaled signage.
W Use signage to establish a unique visual image for the Village.
W Encourage pedestrian-oriented signs.
W Insure that signage is compatible with the architecture of each structure and its unique location.
W Encourage signs which reflect the special business personality.
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VILLAGE REDEVELOPMENT IMPLEMENTATION PLAN
PROGRAMS OF ACTION AND PROJECTED EXPENDITURES
This section provides a historical perspective on past activities within the Village Redevelopment
Area and then outlines the programs, including potential projects, and estimated expenditures
for the five year period covered by this Implementation Plan. To understand the Agency’s
decisions on future activities, it is important to understand some of the history of the area and
previous actions taken to eliminate blight.
When the City Council adopted the Carlsbad Village Redevelopment Plan in 1981, the area was
both depressed and depressing. The commercial vacancy rate languished at over 50 percent.
Disreputable and even illegal enterprises flourished and the downtown merchants had become
skeptical of the City’s ability to help. In response to the problems facing the downtown area, the
Carlsbad Redevelopment Agency began using the powers granted under California
Redevelopment Law to address blighted conditions and blighting influences within the Village
Redevelopment Area.
Between 1981 and 1988, the Redevelopment Agency collected and spent over $5 million on
public improvements, code enforcement, commercial rehabilitation, property acquisition and
public parking lot construction. Initial beautification and revitalization projects included the
fountain at State and Grand, new building fronts along State Street, sidewalk medians,
coordinated street signs and landscaping and the construction of five off-street public parking lots
yielding 300 parking spaces.
In 1988, a decision was made to continue the effort to improve the downtown streets and parking
in an effort to redefine the village as a pedestrian-centered network, improve the safety and
driveability of major streets, continue to encourage the spending of resident and tourist dollars
in the area businesses and create a self-perpetuating balance in the overall economy of the
Village. The Redevelopment Agency appropriated $8 million in bond proceeds for the
comprehensive Streetscape Project on Carlsbad Boulevard and Carlsbad Village Drive.
To date, the Redevelopment Agency has completed a variety of public improvement projects and
encouraged private property improvements/enhancements which have not only eliminated blight
and blighting influences but also resulted in a renewed interest and faith in the Village
Redevelopment Area. Long-time merchants have expressed great pleasure with the influx of
tourists and shoppers and the return of residents who had abandoned the area for shopping malls.
Although a lot of work has been completed since 1981, there is still a considerable amount of
work needed in the Village Redevelopment Area to redevelop and revitalize. The following
conditions of blight still exist within the Village Redevelopment Area:
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VILLAGE REDEVELOPMENT IMPLEMENTATION PLAN
1. Buildings in which it is unsafe or unhealthy for persons to live or work. These conditions
can be caused by serious building code violations, dilapidation and deterioration,
defective design or physical construction, faulty or inadequate utilities, or other similar
factors.
The Village Redevelopment Project Area contains numerous buildings, both commercial
and residential, which do not meet current public safety codes. In addition, areas exist
within the project area which have poorly maintained buildings, both commercial and
residential, necessitating a large amount of code enforcement oversight. Other buildings
are in need of seismic safety retrofitting/reinforcement.
2. Factors that prevent or substantially hinder the economically viable use or capacity of
buildings or lots. This condition can be caused by a substandard design, inadequate size
given present standards and market conditions, lack of parking, or other similar factors.
The Village Redevelopment Area has a number of small lots, many of irregular shapes,
which are extremely difficult to develop in a manner which meets current standards. A
fairly large number of buildings were built without on-site parking and now must rely
on public parking lots and on-street parking to meet the needs of tenants and customers.
3. Adjacent or nearby uses that are incompatible with each other and which prevent the
economic development of those parcels or other portions of the project area.
There exists within the Village Redevelopment Area many cases of residential uses
adjacent to industrial or commercial uses without any kind of buffer to serve as a
transition area to the adjacent uses.
4. The existence of subdivided lots of irregular form and shape and inadequate size for
proper usefulness and development that are in multiple ownership.
The wide-spread problem of small lots of irregular form within the Village
Redevelopment area creates a development difficulty which needs continued attention.
An alternate to providing parking on-site, but providing adequate parking within the
Village Redevelopment Area, will assist in the elimination of this problem to a certain
degree.
On July 13, 1993, the Housing and Redevelopment Commission approved and authorized the
issuance and sale of Village Redevelopment Project 1993 Tax Allocation Bonds in a principal
amount not to exceed $17,000,000. The bonds were approved for the purpose of refinancing the
1988 Tax Allocation Bonds for the Village Redevelopment Area. This refinancing allowed the
Carlsbad Redevelopment Agency to reduce its annual debt service payments and to obtain
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-additional funds for new housing and redevelopment projects/activities. These results were achieved
due to a low interest rate bond market combined with an increase in the amount of bonds issued and
an extension of the term.
As a iesult of the noted 1993 bond refinancing action, the Carlsbad Redevelopment Agency received
approximately $2,505,000 in additional bond proceeds to expend on eligible housing and
redevelopment projects. Also, due to the structure of the Bond issuance, the Agency realized a one-
time debt service savings of $1,223,000.
Over the next five years, the Carlsbad Redevelopment Agency will continue fo meet its annual Bond
payment requirements of approximately $1,060,000 per year. In addition, to address the various
“Goals and Objectives” outlined within this Redevelopment Implementation Plan and to take actions
to eliminate blight and/or blighting influences within the project area, the Agency has identified the
proposed programs/activities and expenditures for the Village Redevelopment Area as summarized
in Table 1. A more detailed description of each proposed program/activity and/or expenditure and
an explanation of how the action will eliminate blight is provided in the narrative section following
Table 1.
Table 1. I
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B
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C
D
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F
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G
G
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PROJECT/ACTIVITY EXPENDITURE SCHEDULE
Property Acquisition & Market Analysis for Commercial Development projects within the
Village Redevelopment Project Area
$1,431,000 19951996
Comprehensive study/plans for land use,
design standards, and development strategies $5O,ooo 19951996
Facade Improvements and Signage Design Assistance Program
$75,000 1995
Property Acquisition for Affordable Housing (In-Fill Projects) within Village $400,000 1995-1996
Financial Assistance for Affordable Housing
Project(s)
$7,375,292 1995-2000
Tax Allocation Bond Payments for previous Streetscape project activity $5,300,000 1995-2000
General Administration of Agency I $4,000,000 I 1995-2000 (Redevelopment & Housing) I
Total $18,631,292
lo . c& The proJects/actmltles identified abov e are only proposals and the expenditures are estimate
lg development of the projects, it may be necessary to further refine them and/or revise the
estimated expenditures.
VILLAGE REDEVELOPMENT IMPLEMENTATION PLAN
The following provides a narrative of each proposed program or potential project as highlighted
in Table 1, including how it addresses the issue of blight.
A. Pronertv Acauisition and Market Analvsis for Commercial Develonment:
Over the next five years, the Carlsbad Redevelopment Agency will encourage the development
of at least two (2) commercial projects which would eliminate existing blighting influences
within the Village Redevelopment Area and/or encourage the elimination of blight on
other parcels. The Agency has identified two primary areas to be considered for these
commercial projects. They are as follows:
n Specialty Commercial Center near new Village Transit Station (Grand Avenue and State
Street). The new Transit Station is proposed for construction by North County Transit
District for the approved Commuter Rail System to be fully operational within San Diego
County by the end of 1995. The new station will provide a platform for access to the
Commuter Rail Station, public restrooms, a ticket and information booth, and six (6) 10
ft. by 10 ft. retail suites for various services such as the retail sale of
newspapers/magazines, coffee and bagels/donuts as well as a possible dry cleaner, florist,
etc. The Station will also provide approximately 150 public parking spaces and central
bus transfer facilities for the Village area. The establishment of this new Transit Station
in the Village offers some unique opportunities. The station not only eliminates a
blighting influence through new development and public right-of-way improvements, but
it also provides a significant supporting role in contributing to the success of a Specialty
Center at or near the same location.
The uses at a new Specialty Commercial Project near the Transit Station could include
a mix of retail shops, restaurants and offices. By encouraging new commercial
development within the area of the new Transit Station, the Redevelopment Agency
hopes to motivate other property owners within this area, primarily the north State Street
area, to rehabilitate deteriorating/unsightly buildings. The north State Street area has been
identified as an area which requires focused “clean up” attention from the Redevelopment
Agency. In conjunction with this proposed commercial development facilitation, the
Redevelopment Agency will work with the North County Transit Development Board to
provide additional public parking (i . e . , a parking structure) at the site of the Village
Transit Station to address the issue of inadequate parking within the area.
n The Carlsbad Redevelopment Agency will also facilitate the development of a
commercial project at or near the intersection of Roosevelt Street and Carlsbad Village Drive. This area has great potential for development. Several properties within this area
are currently underutilized. Without some assistance from the Agency, development will
most likely not occur due to an inability to provide adequate parking and the small,
irregular shape of some of the lots.
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VILLAGE REDEVELOPMENT IMPLEMENTATION PLAN
The concept for a proposed project (or projects) within this area is a mix of uses to include
retail, restaurants and/or other commercial development which may also provide for a public
parking lot (perhaps a parking structure). The Agency proposes to develop these concepts further
by completing feasiblity studies, initial site planning and some preliminary drawings, if
appropriate.
B. Comnrehensive studyMans for land use. design standards, and develonment strategies:
Over the next five years, the Redevelopment Agency will continue its efforts to develop, or
assist in the development of studies and plans which identify appropriate land use, design
standards and strategies for the entire Village Redevelopment Project Area and/or sections within
the project area:
n A Study/Land Use Plan has already been approved for the Barrio Area of the City of
Carlsbad and is currently in process. The primary purpose of this document is to address
appropriate land uses within the Barrio Area of the City of Carlsbad. A portion of the
Barrio Area is within the Village Redevelopment Project Area.
The Barrio Area contains numerous buildings, both commercial and residential, which
do not meet current public safety codes. In addition, areas exist within the-project area
which have poorly maintained buildings, both commercial and residential, necessitating
a large amount of code enforcement activity. Other buildings are in need of seismic
safety retrofitting/reinforcement.
The Barrio Area also has a number of small lots, many of irregular shapes, which are
extremely difficult to develop in a manner which meets current standards. A fairly large
number of buildings, both commercial and residential were built without, or with
inadequate, on-site parking and now must rely on public parking lots and on-street
parking to meet the needs of residents, business tenants and customers.
There exists within the Barrio Area many cases of residential uses adjacent to industrial
or commercial uses without any kind of buffer to serve as a transition area. Also, the
wide-spread problem of small lots of irregular form within the Barrio area creates a
development difficulty which needs continued attention. An alternate to providing parking
on-site while maintaining adequate parking within the Village Redevelopment Area, will
assist in the elimination of this problem to a certain degree.
The Barrio Study/Land Use Plan is intended to address the blighting conditions noted
above.
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VILLAGE REDEVELOPMENT IMPLEMENTATION PLAN
In addition to the Barrio Study/Land Use Plan, the Carlsbad Redevelopment Agency will
continue to develop a new Village Design Manual and other Master Plan documents for
the existing Village Redevelopment Project Area. The purpose of this activity is to re-
evaluate the blighting influences/conditions within the project area and outline future
actions to continue the Redevelopment Agency’s efforts to redevelop and revitalize the
area. The work performed to date on this project has been very beneficial in developing
this Implementation Plan.
C. Facade Imnrovement and Alternative Sianage Design Assistance:
Over the next five (5) years, the Redevelopment Agency’ will encourage property/business
owners within the Village Redevelopment Project Area to improve their properties, specifically
building facades, and replace non-conforming and/or outdated building signage:
n A Facade Improvement and Alternative Signage Design Assistance Program has been
proposed and will be funded through the Carlsbad Redevelopment Agency to eliminate
blighting conditions created through deteriorated buildings and outdated/inappropriate
signage within the project area. The Agency has proposed to provide matching funds for
facade improvements and new signage, including design costs. This program was
designed to specifically address the issue of unsightly/deteriorating buildings within the
North State Street Area of the Village Redevelopment Project Area. A number of the
property owners indicated an interest in improving their buildings. However, they stated
that they would need some financial assistance as well as design guidance.
D. Pronertv Acauisition for Affordable Housing (In-Fill Proiects):
Over the next five (5) years, the Redevelopment Agency will continue its efforts to develop, or
assist in the development of in-fill affordable housing projects within the Village Redevelopment
Area:
n The Redevelopment Agency will acquire, or assist non-profit sponsors in acquiring, some
property within the Village Redevelopment Area to provide for in-fill affordable housing
projects. For the past couple of years, Redevelopment Agency Staff has been working
with staff of the City’s Building Department to identify sites which need to be
redeveloped, due to blighting conditions, and may be acceptable for affordable housing
on a long term basis. The affordable housing projects would be small in size and compatible with the character of the Village. The two primary goals for this program are
elimination of blight or blighting influences and the provision of affordable housing.
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VILLAGE REDEVELOPMENT IMPLEMENTATION PLAN
E. Financial Assistance for Affordable Housing Proiect(s):
Over the next five (5) years, the Redevelopment Agency will continue to develop, or participate
in the development of, housing units affordable to low and moderate income households:
n The Redevelopment Agency will provide funding (approximately $2.2 million total) for
an affordable housing project of 344 apartments (La Terraza Apartments) located outside
the Village Redevelopment Project Area but which provides appropriate benefit to the
Area. This project has already been approved by the Redevelopment Agency and the
legislative body (Carlsbad City Council) and will be constructed within the period of this
Implementation Plan. The funding will be provided in the form of loans which will be
repaid to the Carlsbad Redevelopment Agency. The project is being built on property
purchased by the City of Carlsbad (with federal Community Development Block Grant
funds) specifically for affordable housing purposes. A description of this project is
provided as Exhibit C to this plan.
Upon repayment of the loan, a portion ($990,000) of the funds will be used by the
Redevelopment Agency to make a payment on the loans made by the City of Carlsbad
to the Agency for previous redevelopment activities undertaken to eliminate blight and
revitalize the project area.
The Village Redevelopment Agency currently owes the City’s General Fund
approximately $8 million for past projects/activities/programs.
The Redevelopment Agency will continue to work on a variety of other programs to
increase the City of Carlsbad’s supply of affordable housing. These programs will be
discussed in more detail in the following section entitled “Implementation of Affordable
Housing Programs. ”
F. Renavment of Tax Allocation Bonds Issues for Previous Proiect(s):
The Redevelopment Agency will continue to make annual payments of approximately $1,060,000
on the Tax Allocation Bonds which were issued originally in 1988, and refinanced in 1993, for
the purposes of constructing street improvements, providing public parking and construction of
a new senior center to benefit the Village Redevelopment Area. The street improvements
resulted in improved circulation within the Village Redevelpment Area, greatly improved
drainage and aesthetically enhanced the two major thoroughfares within the redevelopment
project area. The Redevelopment Agency also hopes that the enhancement of Carlsbad Village
Drive and Carlsbad Boulevard will encourage new businesses to locate within the Village. The
public parking lots were needed due to inadequate parking on many privately-owned retail sites
within the core downtown area of the Village.
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VILLAGE REDEVELOPMENT IMPLEMENTATION PLAN
G. General Administration of Agency (Housing & Redeveloument Denartment) :
Over the next five years, the Redevelopment Agency will continue to reimburse the City of
Carlsbad for costs of Housing and Redevelopment Department Staff working on projects outlined
within this Implementation Plan and for general administration expenses related to this plan and
the Village Redevelopment Plan.
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VILLAGE REDEVELOPMENT IMPLEMENTATION PLAN
AFFORDABLE HOUSING PROGRAMS
In addition to the programs described above, the Agency’s Implementation Plan must also
describe how the requirements of Sections 33334.2, 33334.4, 33334.6 and 33413 will be
implemented. These sections of the Health and Safety Code refer to the Agency’s responsibility
to increase, improve and preserve the community’s supply of low and moderate income housing
at an affordable housing cost as defined in Section 50093, and a very low income household as
defined in Section 50105, and the Agency’s “inclusionary housing” obligations pursuant to
Health and Safety Code Section 33413(b).
As described in Section 33490 (2), the Agency’s Implementation Plan shall contain an annual
housing program, including the amount available in the Low and Moderate Income Housing
Fund and the estimated amounts which will be deposited during each of the next five years, and
estimates of the number of new and rehabilitated units to be assisted by the Agency with Low
and Moderate Income Housing Funds during each of the next five years.
In addition, the Implementation Plan is to include the Agency’s “inclusionary housing” plan, the
requirement for which was first set forth in Assembly Bill 315 and is now incorporated into
Health and Safety Code Section 33413(b)(4). The “inclusionary housing” requirements are as
follows: 1) at least 30% of all new and substantially rehabilitated housing units developed by the
Agency shall be available at affordable housing cost to persons and families of low or moderate
income, of which not less than 50% of these units are to be available at affordable housing cost
to very low income households; and 2) at least 15% of all new and substantially rehabilitated
housing units development within the Redevelopment Project Area by public or private
developers other than the Agency shall be available at affordable housing cost to persons and
families of low or moderate income, of which not less than 40% of these units are to be
available at affordable housing cost to very low income households. Since the 30 % requirement applies to housing developed by the Agency, it is not applicable because the Agency has not and
does not intend to develop any housing itself. The 15 % requirement applies to all housing
developed in the Project Area (both new construction and substantial rehabilitation), and is
addressed in this Section.
This section highlights 1) the need for housing within the community; 2) the amount of funds
available within, and expected to be deposited to, the Agency’s Low and Moderate Income
Housing Set-Aside Fund over the next five years of this Implementation Plan; and 3) the
Agency’s annual plan for expending the funds and producing affordable housing.
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VILLAGE REDEVELOPMENT IMPLEMENTATION PLAN
Need for Housing:
The Regional Housing Needs Statement for San Diego County reflects a greatly increased need
for housing opportunities in the low and very low income ranges. The statement also indicates
that Carlsbad’s share of low income housing should be 40% of its new development within the
next five years. Due to the future growth of industrial, retail, office and service jobs in
Carlsbad, the demand for housing for these traditionally lower-wage earner occupations will
increase. The Regional Housing Needs Statement indicates that the City of Carlsbad will need
to provide 2,509 housing units for lower income households within the period of this
Implementation Plan; 1,433 of these units need to be affordable to very low income households.
In addition, a total of 1,317 new housing units affordable to moderate income households need
to be produced within the period of this Implementation Plan; this represents 21% of the total
need for affordable housing within Carlsbad.
In accordance with State Law, a very low income household is one whose gross household
income does not exceed 50% of the median income for San Diego County, which as of the date
of this plan was $45,400 for a family of four. A low income household is one whose gross
household income is at least 50% but less than 80% of the median income for San Diego
County. A moderate income household is one whose gross household income is at least 120%
of the median income for San Diego County.
Low and Moderate Income Housing Set-Aside Funds:
The Agency has appropriated 20% of its tax increment to the Low and Moderate Income
Housing Set-Aside Fund since 1982. The total amount of funds available as of June 30, 1994
was approximately $1.4 million.
Attached as Exhibit A to this Implementation Plan is a chart which outlines the five year (1995-
2000) expenditure plan for the Village Redevelopment Project Area’s Low and Moderate Income
Housing Set-Aside Fund. The “revenue” section includes the balance of available funds (as of
June 30, 1994) and funds projected to be received on an annual basis over the five year period
of this Plan.
The “expenses” section of Exhibit A outlines the categories of expenditures and the amount of
funds to be expended within each category on an annual basis.
Funds deposited into the Low and Moderate Income Housing Set-Aside Fund may be spent on
a variety of activities. In general, the funds may be used to improve or increase the supply of
housing at a cost affordable to persons of low and/or moderate income. Specifically, the funds
may be used to 1) acquire land or building sites; 2) improve land or building sites with on-site
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VILLAGE REDEVELOPMENT IMPLEMENTATION PLAN
or off-site infrastructure improvements which are directly and specifically related to the creation
of low and moderate income housing; 3) “write down” land to private or public persons or
entities; 4) rehabilitate housing; 5) design, construct, or finance housing; 6) acquire existing
housing; 7) provide subsidies to, or for the benefit of, persons and families or low or moderate
income; and/or 8) develop plans, pay principal and interest on bonds, loans, advances or other
indebtedness, or pay financing or carrying charges.
The funds may be spent inside or outside the Village Redevelopment Project Area. The Agency,
however, may use these funds outside the Redevelopment Area only when the Housing and
Redevelopment Commission and City Council find that the proposed use of funds will be of
benefit to the redevelopment project area, per Health and Safety Code Section 33334.2(g).
Particularly because of the largely built-out nature of the redevelopment area, the Agency does
intend to expend Low and Moderate Income Housing Set-Aside Funds outside the Village
Redevelopment Project Area as deemed appropriate by the Commission and Council.
Based on the demonstrated need to provide housing affordable to lower income households in
Carlsbad, the Agency has decided to focus its efforts and resources, specifically the Low and
Moderate Income Housing Funds, on producing new housing primarily for lower income
households. The Agency believes that the private housing market will be able to accommodate
most of the affordable housing needs of the moderate income households with very little or no
assistance from the Agency.
It is the policy of the Agency to provide assistance to housing projects in a manner that
maximizes the level and term of affordability. The Agency will also seek a minimum
affordability term of thirty (30) years on all assisted projects.
Excess Surplus Funds:
Section 33334.10 of the Health and Safety Code requires the Carlsbad Redevelopment Agency
to prepare a separate accounting of “excess surplus” within the Low and Moderate Income
Housing Set-Aside Fund. “Excess Surplus” is defined as any unexpended and unencumbered
amount in an Agency’s Low and Moderate Income Housing Fund that exceeds the greater of
$1 ,OOO,OOO or th e aggregate amount deposited into the Low and Moderate Income Housing Fund
pursuant to Sections 33334.2 and 33334.6 of the Health and Safety Code during the Agency’s
preceding four (4) fiscal years. The first fiscal year to be included in the computation of “excess
surplus” is the 1988-89 fiscal year and the first date on which an “excess surplus” may exist is
July 1, 1994. As indicated in Exhibit B, the Carlsbad Redevelopment Agency had no “excess
surplus” as of July 1, 1994 and does not intend to have an “excess surplus” any time during the
next five years.
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VILLAGE REDEVELOPMENT IMPLEMENTATION PLAN
Housing Production Plan:
Following is a general list of programs which the Carlsbad Redevelopment Agency expects to
either begin or continue within the next five (5) years.
0 The Redevelopment Agency has participated and will continue to participate with private
sector for-profit and non-profit housing developers to develop a mix of ownership and
rental affordable housing in the project area as well as citywide. Agreements between the
developers and the City and Agency for development of affordable housing units will
restrict the affordability of rents or sales prices to specified income levels for periods of
a least thirty (30) years.
0 Several apartment complexes located in, or in close proximity to, the Village
Redevelopment Project Area have suffered significant deterioration from overcrowding,
accelerated wear and tear and deferred maintenance on the units interior, exteriors and
open space areas. Many of the deferred maintenance items have created impacts directly
related to issues of safety and health.
As appropriate and where feasible, the Agency will either acquire and rehabilitate, or
participate in the acquisition and rehabilitation, of apartment complexes which are
blighted and/or can provide affordable housing opportunities for low and/or moderate
income households. Any agency participation in an acquisition and/or rehabilitation
project will result in covenants to ensure the long term maintenance and affordability of
the designated affordable housing units for a minimum of thirty (30) years.
0 The Agency will continue to market the availability of Single Family Residential
Rehabilitation Loans and Grants funded through the City’s Community Development
Block Grant (CDBG) program. Where funding is available, the Agency will supplement
this program for projects located with the Village Redevelopment Project Area.
0 The City of Carlsbad has recently agreed to participate in a Regional Mortgage Credit
Certificate (MCC) Program which assists income-restricted families in obtaining
ownership housing. The Agency expects to offer a “silent second” loan program in
conjunction with the MCC Program to enhance the homeownership opportunities for
low/moderate income households within the Village Redevelopment Project Area as well
as the City at-large, where appropriate.
The Redevelopment Agency does not intend to assume the role of developer in producing affordable housing units. The Agency intends to use its existing $1.4 million in Low and
Moderate Income Housing Set-Aside Funds and other funds deposited to the account over the
next five years to assist in financing private development projects which will result in additional
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VILLAGE REDEVELOPMENT IMPLEMENTATION PLAN
affordable housing opportunities for low and moderate income households, with the primary
emphasis of the Agency’s assistance to be placed on lower income affordable housing units.
The following provides a breakdown of activities related to the production of affordable housing
units on an annual basis over the five year period of the Implementation Plan.
Annual Production Plans:
Table 2 below outlines the number of units to be produced through the identified categories of
development: new construction, acquisition/rehabilitation, homebuyer assistance and rental
assistance.
Table 2.
Rental Assistance 0 0 0 7 7 14
Total 374 238 74 50 24 760
1994-9s:
The Agency intends to assist with the construction of 344 units of new housing by providing
financial assistance to the La Terraza Apartments. The Agency will provide loans to the project
which amount to a total of $2.2 million; the funding for these loans will be provided through
the Agency’s Low and Moderate Income Housing Set-Aside Fund. Exhibit C provides a full
description of this project.
Although no sites have yet been selected, the Agency also intends to assist a private
developer/property owner, or developers/owners, with the acquisition and rehabilitation of multi-
family and/or single family units within the Village Project Area or within close proximity to
the Village. This action would result in the rehabilitation of approximately thirty (30) existing
market rate housing units which would then be made affordable to low and/or moderate income
households through rental rate or sales price restriction agreements.
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VILLAGE REDEVELOPMENT IMPLEMENTATION PLAN
It is anticipated that the Agency will expend over $2.7 million in program year 1994-95 to
produce, or make available, approximately 374 new units of affordable housing both inside and
outside the Redevelopment Project Area.
199596:
The Agency intends to assist in the financing of another new construction project known as the
Laurel Tree Apartments. This project is also outside the Village Project Area but would benefit
the area through its construction. It would provide approximately 138 new housing units
affordable to low and moderate income households. If the Laurel Tree project is not approved
for any reason, the Agency will identify another new construction project, or projects, to assist
in program year 1995-96 with a comparable number of new units to be created.
Although no sites have yet been selected, the Agency also intends to assist a private
developer/property owner, or developers/owners, with the acquisition and rehabilitation of multi-
family and/or single family units within the Village Project Area or within close proximity to
the Village. This action would result in the rehabilitation of approximately one hundred (100)
existing market rate housing units which would then be made affordable to low and/or moderate
income households through rental rate or sales price restriction agreements.
It is anticipated that the Agency will expend over $2 million in program year 1995-96 to
produce, or make available, approximately 238 additional new units of affordable housing both
inside and outside the Redevelopment Project Area.
1996-97:
Although a specific project has not yet been identified, the Agency intends to participate in the
financing of an additional new construction project, or projects, which would produce at least
thirty-three (33) additional new housing units either inside or outside the Village Redevelopment
Project Area.
Although no sites have yet been selected, the Agency also intends to assist a private developer
or property owner, or developers/owners, with the acquisition and rehabilitation of multi-family
and/or single family units within the Village Project Area or within close proximity to the
Village. This action would result in the rehabilitation of approximately thirty-four (34) existing
market rate housing units which would then be made affordable to low and/or moderate income
households through rental rate or sales price restriction agreements.
The Agency also intends to develop a “silent second” loan, or similar, program to complement
the Mortgage Credit Certificate Program which the City agreed to participate in during program
year 1994-95. It is anticipated that this program could assist an estimated seven (7) low or
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VILLAGE REDEVELOPMENT IMPLEMENTATION PLAN
moderate income households in obtaining affordable housing within Carlsbad.
It is anticipated that the Agency will expend over $1 million in 1996-97 to produce, or make
available, approximately 74 additional new units of affordable housing both inside and outside
the Redevelopment Project Area.
1997-98:
Although a specific project has not yet been identified, the Agency intends to participate in the
financing of an additional new construction project, or projects, which would produce at least
thirteen (13) additional new housing units either inside or outside the Village Redevelopment
Project Area.
Although no sites have yet been selected, the Agency also intends to assist a private developer
or property owner, or developers/owners, with the acquisition and rehabilitation of multi-family
and/or single family units within the Village Project Area or within close proximity to the
Village. This action would result in the rehabilitation of approximately twenty-three (23) existing
market rate housing units which would then be made affordable to low and/or moderate income
households through rental rate or sales price restriction agreements.
The Agency also intends to continue a “silent second” loan, or similar, program to be developed
in 1996-97 to complement the Mortgage Credit Certificate Program which the City agreed to
participate in during program year 1994-95. It is anticipated that this program could assist an
estimated seven (7) low or moderate income households in obtaining affordable housing within
Carlsbad.
The Agency anticipates that it will be able to assist a few (approximately 7 total) additional
households in 1997-98 through a limited rental assistance program.
It is anticipated that the Agency will expend approximately $855,000 in 1997-98 to produce, or
make available, approximately 50 additional new units of affordable housing both inside and
outside the Redevelopment Project Area.
1998-99:
Although a specific project has not yet been identified, the Agency intends to participate in the
financing of an additional new construction project, or projects, which would produce at least
ten (10) additional new housing units either inside or outside the Village Redevelopment Project
Area.
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VILLAGE REDEVELOPMENT IMPLEMENTATION PLAN
The Agency also intends to continue the “silent second” loan, or similar, program developed in
1996-97 to complement the Mortgage Credit Certificate Program which the City agreed to
participate in during program year 1994-95. It is anticipated that this program could assist an
estimated seven (7) low or moderate income households in obtaining affordable housing within
Carlsbad.
The Agency anticipates that it will be able to assist a few (approximately 7 total) additional
households in 1998-99 through a limited rental assistance program to be developed/implemented
in program year 1997-98.
It is anticipated that the Agency will expend approximately $455,000 in 1998-99 to produce, or
make available, approximately 24 additional new units of affordable housing both inside and
outside the Redevelopment Project Area.
Five Year Total:
In total, the Agency expects to expend approximately $7.3 million in Low and Moderate Income
Housing Set-Aside Funds by the year 2000 to produce, or make available, approximately 760
new units of housing affordable to low and moderate income housing.
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VILLAGE REDEVELOPMENT IMPLEMENTATION PLAN
INCLUSIONARY AND REPLACEMENT HOUSING
Inclusionarv Rules:
Health and Safety Code Section 33413(b)(4) requires that each redevelopment agency adopt a
plan to comply with the requirements of the “inclusionary rule”. This rule requires that a fixed
percentage of all housing constructed within a redevelopment area to be affordable to low and
moderate income persons and families.
A “30% ” Inclusionary Housing Requirement applies to all housing units developed within the
Village Redevelopment Project Area by the Agency without use of the Low and Moderate
Income Housing Funds. This means that if the Agency serves as the builder/contractor for a
housing project within the Village Area, thirty percent (30%) of the total units produced must
be affordable to low and moderate income households and fifty percent (50%) of these restricted
units must be affordable to very low income households. Since the Agency has not and does not
intend to act as a “developer” of housing, this inclusionary housing requirement does not apply
and is not addressed any further within this Implementation Plan. The Plan will be amended if
the Agency decides to develop housing on its own.
As a side note, if the Agency uses Low and Moderate Income Housing Funds to assist in
financing a housing project, the percentage of affordability-restricted units must be equal to, or
exceed, the percentage of Low and Moderate Income Housing Funds invested within the project.
For example, if Low and Moderate Income Housing funds account for 50% of the revenue
. sources used to finance a 100 unit housing project, then 50 of the units must be affordable to
low and moderate income persons; the funds can only be used to finance those 50 units which,
in effect, results in a ” 100% ” inclusionary rule.
Private entities and/or non-profit organizations will be assuming the primary role of housing
developer both inside and outside the Redevelopment Project Area. Per Redevelopment Law,
a ” 15 % ” Inclusionary Housing Requirement applies to private development within the
Redevelopment Project Area. The requirement is that at least 15% of the units constructed
and/or rehabilitated must be affordable to low or moderate income persons, of which not less
than 40% (or 6% of the total units) must be affordable to very low income households.
For example, if private entities construct a total of 100 (non-restricted) units within the
Redevelopment Project Area, a total of 15 units must be constructed with affordability
restrictions -9 of the units must be affordable to low or moderate income households and 6 must
be affordable to very low income households.
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VILLAGE REDEVELOPMENT IMPLE-MENTATION PLAN
Satisfaction of Inclusionarv Reauirements:
For market rate units (non-restricted) produced in the Village Redevelopment Project Area prior
to July 1, 1994, the Agency will assume the responsibility for providing units to meet the
inclusionary housing requirements. After July 1, 1994, the private developer of market rate units
within the Village Redevelopment Area will be responsible for either producing the inclusionary
units or for payment of an in-lieu or impact fee to be used specifically for the purposes of
producing affordable housing units.
When necessary and appropriate, the Redevelopment Agency will provide financial assistance
to the private entities, or non-profit organizations, for the purposes of meeting their inclusionary
housing requirements.
In order for residential units to be counted for purposes of compliance with the inclusionary
housing requirements outlined above, the units must meet the criteria outlined below. The units
must be:
0 newly constructed or rehabilitated;
0 located within the redevelopment project area, or on a two-for-one basis if located
outside the project area;
0 remain available at affordable housing cost to persons and families of low or moderate
income or very low income for the longest feasible time, but not less than the period of
land use controls in the redevelopment plan; and,
0 the restrictions must be recorded against the property as covenants rmming with the land.
Prior Years: The following table represents a summary of the number of residential units
developed or proposed for development by entities other than the Agency from 1981 to 1994.
The table also provides information on whether or not the units were restricted in terms of rents
and/or sales price for very low, low or moderate income affordability purposes. As indicated
within the table, there were no housing units produced by private developers pursuant to an
agreement with the Agency. All of the housing units produced within the Village Redevelopment
Area from 1981 to 1994 were privately developed and financed. Table 3 below indicates the
inclusionary housing obligation to be met by the Agency within the next five to ten years:
28
33
VILLAGE REDEVELOPMENT IMPLEMENTATION PLAN
Table 3. Housing Development within the Village
Location of No. of Units Very LOW
Units Produced LOW Income
Income
539 Carlsbad Two (2) Apts. -
Village Dr. I I-
2848 Jefferson 57 Senior Apts. -
3048 Jefferson 48 Senior Apts. -
Total 115 Units 0 0
I
X
X
X
X
Agreement Inclusionary
WI Agency Requirement
No
No
No
No
No
No
No
No
.15
(.06 VL)
.30
(.12 VL)
‘.30
(.12 VL)
.30
(.12 VL)
.45
(.18 VL)
8.5
(3.42 VL)
(2.k2VL)
17.25
(6.9 VL)
As indicated in the above table, there were a total of 115 units of housing built within the
Village Redevelopment Area since 1981. The inclusionary housing obligation is, therefore,
production of 17.25, or 18, low/moderate income affordable units with a least 7 of those units
to be affordable to very low income households. Since the subject market rate units were
constructed prior to July 1, 1994, the Redevelopment Agency will assume the responsibility for
the inclusionary housing obligation.
The inclusionary housing obligation noted above shall be satisfied by the Agency within the La
Terraza Apartment project. This project is located outside the Village Redevelopment Area.
Consequently, there must be two (2) low and moderate income affordable units for every one
(1) unit requirement of the Agency. The project must provide at least thirty-six (36) units of
housing affordable to low and moderate income households with at least fourteen (14) units
affordable to very low income households. The La Terraza Project is an all affordable housing
project which easily satisfies the inclusionary housing obligations of the Agency. Exhibit C
provides a full description of the La Terraza Apartments project.
29
VILLAGE REDEVELOPMENT IMPLEMENTATION PLAN
The inclusionary housing obligation also applies to “substantial rehabilitation” of housing units
within the Village Redevelopment Area, as defined in Section 33413(b)(2)(A)(iv) of the Health
and Safety Code. However, since 1981, a review of City records indicate that there has been
no substantial rehabilitation completed by the Agency or the private sector within the Village
Redevelopment Area which would result in the application of the inclusionary housing
requirement. Consequently, the Agency has no goal to produce new inclusionary housing units
related to substantial rehabilitation activities in previous years.
Future Years: Table 4 provides a summary of the number of housing units the Agency believes
will be constructed, or rehabilitated, over the next five years of this Implementation Plan. It also
indicates the inclusionary requirement, if any, and the estimated number of units to be provided
at each income level.
Table 4. NEW HOUSING UNIT DEVELOPMENT (estimated for 1995-2000)
Location
of Units
No. of Units Very Low Mod. Other Agency Inclusionary
to be produced Low Income Income Income Participation Requirement
Income
Within the
Village;
specific sites
not known at
this time.
100 15 5 10 70 Yes 15% or 15 units
low/mod
affordable; 6 of
units to be
affordable to
very low.
Outside the
Village
660 200 295 165 0 Yes No requirement
for inclusionary
purposes per
Redevelopment
Law. % of
affordable units
within project
must be equal to
or exceed the %
of L/M Income
Hsg. Funds
invested within
the project.
Total 760 215 300 175 70 Yes
As indicated in Table 4, the Agency intends to participate in the construction of, or rehabilitation
of, approximately 760 affordable housing units by the end of calendar year 2000. It is anticipated
that no more than 100 units of housing will be constructed within the Village Redevelopment
Area. The remaining units (approximately 660 units) are anticipated to be constructed outside
30
-
VILLAGE REDEVELOPMENT IMPLEMENTATION PLAN
the Village Redevelopment Area with some type of assistance from the Redevelopment Agency
based on benefit to the area. As stated previously, the Agency does not intend to develop
housing on its own. The Agency will assist private developers both inside and outside the
Redevelopment Project Area.
Renlacement Rules:
Health and Safety Code Sections 33413.5 and 33334.5 require replacement housing plans for
compliance with the “replacement rule” which requires the Agency to replace low and moderate
income housing which is removed as a result of a redevelopment project.
Whenever dwelling units which house persons and families of low or moderate income are
destroyed or removed from the low and moderate income housing market as part of a
redevelopment project subject to a written agreement with the agency, the Redevelopment
Agency is required to ensure that an equal number of replacement dwelling units are developed
within four (4) years of the removal of the dwelling units.
During the period of this Implementation Plan, the Agency does not intend to participate in any
projects within the Village Redevelopment Area which will result in a loss of housing affordable
to low or moderate income households. Therefore, the Agency has no need to prepare a
“Housing Replacement Plan” at this time related to any project outlined within this
Implementation Plan. Any redevelopment actions taken prior to approval of this Plan which may
have resulted in removal of housing units affordable to low or moderate income households will
be addressed under separate action of the City Council and/or Housing and Redevelopment
Commission.
31
34
-
VILLAGE REDEVELOPMENT IMPLEMENTATION PLAN
CONCLUSION
The Carlsbad Village Redevelopment Implementation Plan, as detailed above, describes the
programs which are proposed to be undertaken during the next five (5) years in order to assist
in the alleviation, or elimination, of blighting conditions existing in the Village Redevelopment
Project Area and/or to increase the community’s supply of affordable housing. Redevelopment
is, however, a very fluid process subject to a myriad of changing issues and the forces of market
dynamics. For these reasons, a provision for review and amendment to this Implementation Plan
is included in the requirements of AB 1290. The law requires that the plan be subject to periodic
public review. This review must be held in a noticed public hearing at least once during the five
year period of the plan but no earlier than two years and no later than three years after adoption
of the plan. In addition to the mandated review, the Agency may review and amend the plan,
goals, objectives and programs, and expenditures (following a noticed public hearing) at any
time conditions require such an amendment.
ATTACHMENTS
The following exhibits are provided for additional information purposes:
Exhibit A: Five Year Housing Expenditure Plan
Exhibit B: “Excess Surplus” Summary Chart
Exhibit C: La Terraza Affordable Housing Project Description
Exhibit D: Public Review Summary
32
ATTACHMENTS
Revenues:
Beginning Balance
Solamar Reserve
Set-Aside (Increment)
Interest/Other funds
Expenses:
Administration
Housing Construction
Acquisition (MF)
Rehabilitation (SF/MF)
Homebuyer Asst.
Rental Assistance/
Relocation
Total
Ending Balance
Tq$~:l$-ii~~ ~hqiuced/
+&#e~~ :. ..,.:
EXHIBIT A
LOW AND MODERATE INCOME HOUSING FUND SPENDING PIAN
19g?i-95
$1,393,087
($102,387
$320,000
$2,589,592
$4,200,292
$105,000
$2,200,000
$200,000
$250,000
$0
$0
$2,755,000
$1,445,292
374 .. ..: i:: ,: ‘..
l!%k- 96
$1,445,292
$330,000
$1,740,000
$3,515,292
$105,000
$1 ,ooo,ooo
$500,000
$500,000
$0
$0
$2,105,000
$1,410,292
238,
1996-97
$1,410,292
$340,000
$30,000
$1,780,292
$105,000
$500,000
$250,000
$250,000
$100,000
$0
$1,205,000
$575,292
-74
1997-98
$575,292
$350,000
$25,000
$950,292
$105,000
$200,000
$100,000
$250,000
$100,000
$100,000
$855,000
$95,292
50
$95,292
($102,387:
$360,006 $1,700,000
$0 $4,384,592
$455,292 1 $7,375,292 I
$105,000 $525,000
$150,292 $4,050,292
$0 $1,050,000
$0 $1,250,000
$100,000 $300,000
$100,000 $200,000
$455,292 $7,375,292
$0 $0 !!*
Notes
For FY94-95, the “other funds” includes proceeds received for affordable housing from refinancing
of tax allocation bonds (1993) and reimbursement from CDBG program ($1.2 million).
For FY95-96, the “other funds” include a loan to the Low/Mod fund from the General Fund fee program.
12-Dee-94
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LB- ‘8 wwwwwmwwwcnmmal -c- mmcnmuacDmmmcJ)mmcn -------v----7
EXHIBIT C
LA TERRAZA AFFORDABLE HOUSING PROJECT
PROJECT DESCRIPTION
The La Terraza Affordable Housing Project (initially referred to as the Villas at El Camino
Real), consisting of 344 family apartments and two recreation centers, will be constructed on
a 20.3 acre site located on El Camino Real, approximately one-half mile south of Palomar
Airport Road, in the southwest quadrant of Carlsbad, California. The property is gently west-
sloping, presenting sweeping views of the Pacific Ocean and the coastal hills of Carlsbad.
Tyne of Construction and Design
The La Terraza project will consist of 344 family apartment units in 19 buildings of 2 and 3
story wood-frame construction, arrayed in terraces across the fall of the slope, with parking
provided in carport structures adjacent and parallel to the buildings. The project will also provide
two community recreation areas. The primary center, encompassing the leasing/management
office, a large swimming pool and deck, lawn area, and a multi-purpose community and work-
out building, will be located near the project entry at a high point on the site, presenting views
over the lower portion of the site to the neighboring hills and to the ocean. A walking path will
connect this center to a protected children’s play area, and to the secondary center towards the
northeast comer of the site. This secondary center, which is located amidst the buildings
containing the 3 and 4 bedroom apartments will provide a shallow children’s pool, play area,
and seating areas.
The buildings will be stucco clad, with tile roofs and Mediterranean detailing, with 2-story
elements at the ends of all buildings and a third story at the central section of the larger
structures. All units are accessed through a combination of central breezeway stairs and
individual stairways at building comers. The following unit mix will be provided:
Unit Type I Size I # of Units
1 bedroom I 640 s.f I 120
2 bedroom 1 934 s.f I 72
2 bedroom I 951 s.f I 48
3 bedroom I 1,121 s.f I 96
4 bedroom I 1,315 s.f I 8
Each apartment will have a private balcony or patio, depending on its location in the building,
and an individual carport in a structure adjacent to the building. Secondary and guest parking
is available in additional at-grade parking spaces and along the primary “spine” road that
connects each of the lateral cul-de-sacs to the project entry. Also, each apartment will have a
washer/dryer facility within the unit.
SurroundinP Neiahborhood and Available Services
The site is very well located relative to transportation. Bus service is available on El Camino
Real from the North County Transit District (a bus stop will be constructed adjacent to the
project). El Camino Real also provides ready automobile access to the primary east/west traffic
corridors: Palomar Airport Road, approximately one-half mile to the north; Alga Road, an equal
distance to the south; and Highway 78, approximately 4 miles to the north. Both Palomar
Airport Road and La Costa Boulevard (approximately 3 miles to the south) also provide direct
access to Interstate 5, the primary north/south transit corridor linking Carlsbad to San Diego
southward and Orange County to the north.
A full service shopping center has recently been completed approximately l/2 mile south on El
Camino Real, providing for all day-today shopping needs, as well as a movie complex. A Price
Club also is available on Palomar Airport Road (2 miles to the west), augmenting both the local
shopping center and a regional center at the Oceanside border, approximately 4 miles to the
north.
A new elementary school, Aviara Oaks School, will serve the families living at the La Terraza
Apartments, having been built recently to accommodate new development in the southwest
quadrant of the City. The Carlsbad Unified School District has plans to expand this facility to
include a middle school. The school is less than a mile to the south, a few blocks from the local
shopping center. Two City Community Parks are planned within one mile of the site, one within
easy walking distance.
Finally, one of the most significant locational benefits of the project site is its proximity to
Carlsbad’s primary employment center. A multitude of business parks have developed around
the Palomar Airport. Though only 33% built-out, these parks are already home to nearly 150
manufacturing plants . and a broad array of supporting services. Based on the most recent
absorption statistics, the business parks will have adequate demand to justify increased
construction over the coming years, in spite of economic downturns in other parts of the county.
A site at the juncture of Palomar Airport Road and Interstate 5 was recently chosen for
construction of the first U.S. theme park by the Danish Company LEGO. “LEGOLAND” is
expected to create hundreds of new entry level employment opportunities less than 3 miles from
the site of the La Tenaza Apartments. The project is thus ideally located to aid the city in
addressing its jobs/housing balance.
Target Income
The most recent statistical information available for Carlsbad and the neighboring cities strongly
suggests that a high percentage of lower income families currently living in and around Carlsbad
pay an inordinately high percentage of their income for housing. Information gathered from local
employers concerning where their employees now live, and current peak-hour traffic data, suggests that many Carlsbad employees live outside the City and must spend considerable time
commuting to Carlsbad employment, much of it in the neighborhood of the La Terraza
Apartment site.
The project is designed to serve primarily working families with children, at rents affordable to
entry-level workers. Outreach will be targeted to families that are:
0 paying a high percentage of their income for housing; 0 overcrowded in their current home; and/or 0 commuting significant distances to jobs in Carlsbad.
Proiect Construction Timing
It is currently anticipated that grading shall begin on the project site by August 15, 1994 and
construction shall begin soon thereafter (Fall, 1994). The project will take approximately 18
months to complete construction. If all goes as planned, units will most likely be available for
rent by early 1996.
a’ N a CT r LLI I-
a -I
.F fi 0 * .d
BSI .
fl
45
EXHIBIT D
PUBLIC REVIEW SUMMARY
The Carlsbad Redevelopment Agency notified the general public on November 18, 1994,
November 28, 1994 and December 9, 1994 that the Village Implementation Plan was available
for review and comments through December 20, 1994. The Housing and Redevelopment
Commission held a public hearing on December 20, 1994 in the City Council Chambers located
at 1200 Carlsbad Village Drive to review, discuss and accept public comments on this
Implementation Plan.
The public notices related to this Plan were posted in the following locations:
1. Housing and Redevelopment Office - 2965 Roosevelt Street, Suite B
2. Village Home Movies (Retail Site) - 2802 State Street
3.
4.
*&*$y.,:<.,. :g$ . ‘q$... ‘:r:<~gp+:, L&z ‘k:Q. ,&, ~~!:$:;:zJ*!;:<q$::
c ,j$g :::::#. ...y;m :.I’ ::::::: $$$ “::;, ., Monarch Financial (&up @&@& O&&2 _ ‘@,&ac- Avenue 1:::: &z:F ::::::: ,:p$’ $$ ,j.z.x.x<.*$ :, ,.:.:.:. ,.~q.~ . .&:.:.:.:.:.:.:.:.$!d. p#; ‘X$$, ?q ,... ::*:>., ‘y$\,, .:e :$j . . . . . . . . . . .,:@.v ‘& .,.xy. :,. . . . ..$&.... i’ ,%..;#L. Harding Community Center (City Recreation Site) - 3096 Harding Street
The Carlsbad Redevelopment Agency received the following comments on the Village AB 1290
Implementation Plan:
NOTICE TO THE PUBLIC
CARLSBAD REDEVELOPMENT AGENCY
FIVE YEAR IMPLEMENTATION PLAN
On October 6, 1993, Governor Wilson signed AB 1290 which took effect on January 1, 1994. Entitled the
Community Redevelopment Law Reform Act of 1993, the bill includes the most sweeping changes in years.
The changes affect both existing project areas as well as new plan adoptions and amendments. The
modifications include changes to the definition of blight, the termination of fiscal review committees and
time limits on all project areas.
AB 1290 added Section 33490 to the Health and Safety Code. This new section requires agencies to
produce implementation plans every five years. For Redevelopment Plans adopted prior to January 1, 1994,
the first implementation plan must be adopted by December 31, 1994. It must contain the following:
Specific Goals and Objectives for the next five (5) years;
Program of actions and Expenditures planned for the next five (5) years;
An explanation of how the goals, objectives, programs and expenditures will eliminate blight;
An explanation of how the goals, objectives, projects and expenditures will implement the low and moderate
income housing set-aside and housing production requirements set forth in Health and Safety Code Section
33334.2, 33334.4, 33334.6 and 33413. That explanation must contain a housing program for each of the five
years of the implementation plan in enough detail to measure performance;
The number of housing units to be rehabilitated, price-restricted, assisted or destroyed;
Plans for using annual deposits to the Housing Fund;
If a planned project will result in destruction of existing affordable housing, an identification of proposed
locations for the replacement housing the agency will be required to produce pursuant to Health and Safety
Code Section 33413; and,
The project area affordable housing production plan (Al3 315 Plan) required by Health and Safety Code
Section 33413(b)(4).
The Carlsbad Redevelopment Agency has prepared its implementation plan in draft form and has made it
available for review by the general public from November 18, 1994 through December 20, 1994. A copy
of the implementation plan is available for review at the Housing and Redevelopment Department located at
2965 Roosevelt Street, Suite B, Carlsbad, California. A public hearing on the plan is scheduled for
Tuesday, December 20, 1994 at 6:OOpm in the City Council Chambers located at 1200 Carlsbad Village
Drive. The public is encouraged to attend the Housing and Redevelopment Commission meeting on
December 20, 1994 and comment on the proposed implementation plan.
Questions? Call Debbie Fountain, Housing and Redevelopment Department, at (619) 434-2935.
47
PROOF OF PUBLIGATiON
(2015.5 C.C.P.)
STATE OF CALIFORNIA
County of San Diego
I am a citizen of the United States and a resident of the County aforesaid: I am over the age of eighteen years, and not a party to or interested in the above-entitled
matter. I am the principal clerk of the printer of
Blade-Citizen
a newspaper of general circulation, printed and published daily in the City of Oceanside and qualified for
the City of Oceanside and the North County Judicial district with substantial circulation in Bonsall, Fallbrook, Leucadia, Encinitas, Cardiff, Vista and Carlsbad, County of San Uiego, and which newspaper has been adjudged
a newspaper of general circulation by the Superior
Court of the County of San Diego, State of California, under the date of June 30,1989, case number 171349;
that the notice, of which the annexed is a printed copy
(set in type not smaller than nonpareil), has been published in each regular and entire issue of said newspaper and not in any supplement thereof on the following dates, to-wit:
Dec. 23, 29, 1994; Jan. 4, 1995
I certify (or declare) under penalty of perjury that the
foregoing is true and correct.
Dated at Qceanside,Califomia, this 4 day
of January, 1995 .
i ..--* ;; /“c
/ _ _.. - - .>‘ .f.; ,,.‘> _ “-*-we-*- ---_--_---_--_----_----- s, J
‘5 +,A& , (-* ye i. <,
Signature
d~q-r::::L~
BLADE-CITIZEN
Legal Advertising 1722 South Hill Street
P.O. Box 90
Oceanside, CA 92054
(619) 433-7333
This space is for the County Clerk’s Filing Stamp
‘roof of Publication of
Notice to the Public
--..-a
.-e-.--
NOTICE TO THE PUBLIC CARLSBADREDEVEmPMENTGENCY i FIVE YEAR IMPLEMENTATION PLAN
2-1 October 6. 1993. Governor Wilson signed AS 1290 which :ook effect on January 1, 1994. Entitled the Community Rede- delopment Law Reform Act of 1993, the bill includes the most sweeping changes in years. The changes affect both existing srojed areas as well a new plan ado c tions and amendments. The modifications include changes tot e definition of blight, the :ermination of fiscal review committees and time limits on all wo’ect areas. AS 1290 was amended by the enactment 01 SB f 32 on September 27,1994 which made numerous technical +dvino revisions ~~l%%~&~d~&ztion 33490 to the Health and Safety Code. This new section reauires agencies to produce implementation $ans every five ye&s. For F&developnient Plans idopted to January 1, 1994, the first implementation plan must be a 8 rior opt- sd by December 31. 1994. Among other items, the plan must xMain the following: I Soecific Goals and Obiectives for the next five (5) “ears: p Sbecific programs, in&ding potential projects,‘eird estimated expenditures for the next five (5) years: B An explanation of how the goals, objectives, programs and expenditures will eliminate blight; b The number of housing units to be rehabilttated. price-restricted, assisted or destroyed; and, @ Plans for usin The Carlsbad il annual deposits to the Housing Fund. edevelopment Agency prepared its implemen- l&ion plan in draft form and made it available for review by tie lenera public beginning November 16. 1994. A copy of the im- plementation plan is available for review at the Housing and Redevelopment Department located at 2965 Roosevelt Street, Suite B, Cattsbad, California. In addition to the noted Implementation Plan, the Redevelop ment Agency has also prepared a “Housing Replacement Plan” for redevelopment activities implemented in previous years rrhich resulted in the loss of two (2) units from the affordabie lousing market within the Village Redevelopment Project Area. This Plan has also been available for review sinw November 16. 1994. fi copy of the housing replacement plan may also be ob: :ained from the Housing and Redevelopment Department at the address no!ed above. - _. . - Public heann@ on the ‘“village Keaevelopment lmplementatlon Plan” and the “Housing Replacement Plan” will be held before the Housing and Redevelopment Commission on Tuesday, Jan- uary 17.1995 at 6:OOpm in the City Council Chambers located at 1200 Carlsbad Village Drive. The public is encouraged to attend the Housing and Redevelopment Commission meeting on Jan-’ uary 17,1995 and comment on the proposed plans. Questions or comments regarding the subject plans may be di- rected to Debbie Fountairi, Housing and Redevelopment Department, at (619) 434-2935.
Legal 41132 Decsmber 23,29,1994 January 4,1995
-----------
NOTICE TO THE PUBLIC
CARLSBAD REDEVELOPMENT AGENCY
FIVE YEAR IMPLEMENTATION PLAN
On October 6, 1993, Governor Wilson signed AB 1290 which took effect on January 1, 1994. Entitled the
Community Redevelopment Law Reform Act of 1993, the bill includes the most sweeping changes in years.
The changes affect both existing project areas as well as new plan adoptions and amendments. The
modifications include changes to the definition of blight, the termination of fiscal review committees and
time limits on all project areas. AB1290 was amended by the enactment of SB732 on September 27, 1994
which made numerous technical clarifying revisions.
AB 1290 added Section 33490 to the Health and Safety Code. This new section requires agencies to
produce implementation plans every five years. For Redevelopment Plans adopted prior to January 1, 1994,
the fast implementation plan must be adopted by December 3 1, 1994. Among other items, the plan must
contain the following:
l Specific Goals and Objectives for the next five (5) years;
0 Specific programs, including potential projects, and estimated expenditures for the next five (5) years;
0 An explanation of how the goals, objectives, programs and expenditures will eliminate blight;
0 The number of housing units to be rehabilitated, price-restricted, assisted or destroyed; and,
0 Plans for using annual deposits to the Housing Fund.
The Carlsbad Redevelopment Agency prepared its implementation plan in draft form and made it available
for review by the general public beginning November 18, 1994. A copy of the implementation plan is
available for review at the Housing and Redevelopment Department located at 2965 Roosevelt Street, Suite
B, Carlsbad, California.
In addition to the noted Implementation Plan, the Redevelopment Agency has also prepared a “Housing
Replacement Plan” for redevelopment activities implemented in previous years which resulted in the loss of
two (2) units from the affordable housing market within the Village Redevelopment Project Area. This Plan
has also been available for review since November 18, 1994. A copy of the housing replacement plan may
also be obtained from the Housing and Redevelopment Department at the address noted above.
Public hearings on the “Village Redevelopment Implementation Plan” and the “Housing Replacement Plan”
will be held before the Housing and Redevelopment Commission on Tuesday, January 17, 1995 at 6:OOpm
in the City Council Chambers located at 1200 Carlsbad Village Drive. The public is encouraged to attend
the Housing and Redevelopment Commission meeting on January 17, 1995 and comment on the proposed
plans.
Questions or comments regarding the subject plans may be directed to Debbie Fountain, Housing and
Redevelopment Department, at (619) 434-2935.
December 14, 1994
TO: CITY CLERK
FROM: SENIOR MANAGEMENT ANALYST, HOUSING AND
REDEVELOPMENT DEPARTMENT
PUBLIC HEARING NOTICES FOR REDEVELOPMENT IMPLEMENTATION PLAN
AND REPLACEMENT PLAN
Attached is information related to the noticing for the public hearings on the Village
Redevelopment Implementation Plan and the Housing Replacement Plan. I understand that
these public hearings will be held on January 10, 1994.
A copy of the previous notices are attached for your records. The notice announcing the
rescheduling of the hearing(s) will be published on Friday, December 16. 1994. I have
prepared a new notice which more accurately reflects the actions needed by the Housing and
Redevelopment Commission on January 10, 1995 for your use in noticing the public
hearings.
If I still need to complete the “public hearing request form” and have Marty Orenyak sign it
or if there is anything else I should do, please let me know.
Thanks,
DEBBIE FOUNTAIN
NOTICE TO THE PUBLIC
CARLSBAD REDEVELOPMENT AGENCY
FIVE YEAR IMPLEMENTATION PLAN
On October 6, 1993, Governor Wilson signed AB 1290 which took effect on January 1, 1994. Entitled the
Community Redevelopment Law Reform Act of 1993, the bill includes the most sweeping changes in years.
The changes affect both existing project areas as well as new plan adoptions and amendments. The
modifications include changes to the definition of blight, the termination of fiscal review committees and
time limits on all project areas. AB1290 was amended by the enactment of SB732 on September 27, 1994
which made numerous technical clarifying revisions.
AB 1290 added Section 33490 to the Health and Safety Code. This new section requires agencies to
produce implementation plans every five years. For Redevelopment Plans adopted prior to January 1, 1994,
the first implementation plan must be adopted by December 31, 1994. Among other items, the plan must
contain the following:
0 Specific Goals and Objectives for the next five (5) years;
l Specific programs, including potential projects, and estimated expenditures for the next five (5) years;
l An explanation of how the goals, objectives, programs and expenditures will eliminate blight;
0 The number of housing units to be rehabilitated, price-restricted, assisted or destroyed; and,
0 Plans for using annual deposits to the Housing Fund.
The Carlsbad Redevelopment Agency prepared its implementation plan in draft form and made it available
for review by the general public beginning November 18, 1994. A copy of the implementation plan is
available for review at the Housing and Redevelopment Department located at 2965 Roosevelt Street, Suite
B, Carlsbad, California.
In addition to the noted Implementation Plan, the Redevelopment Agency has also prepared a “Housing
Replacement Plan” for redevelopment activities implemented in previous years which resulted in the loss of
two (2) units from the affordable housing market within the Village Redevelopment Project Area. This Plan
has also been available for review since November 18, 1994. A copy of the housing replacement plan may
also be obtained from the Housing and Redevelopment Department at the address noted above.
Public hearings on the “Village Redevelopment Implementation Plan” and the “Housing Replacement Plan”
will be held before the Housing and Redevelopment Commission on Tuesday, January 10, 1995 at 6:OOpm in the City Council Chambers located at 1200 Carlsbad Village Drive. The public is encouraged to attend
the Housing and Redevelopment Commission meeting on January 10, 1995 and comment on the proposed
plans.
Questions or comments regarding the subject plans may be directed to Debbie Fountain, Housing and
Redevelopment Department, at (6 19) 434-2935.
. . - ____
B. Redevelopment Plans adopted after December 31,1993:
1. In 33352 report of agency in conjunction with adoption of
a redevelopment plan, and every 5 years following
adoption of redevelopment plan. This requirement is not
discussed further in this outline. Persons preparing
implementation plans for inclusion in a report to council
should note the language used in Health and Safety Code
Section 33352 relating to implementation plans.
III. HOW
A. Public Hearing and Posting
1. Notice published pursuant to Gov. Code 5 6063 once a
week for 3 successive weeks, at least 5 days between
publications, commencing on first day and terminating on
21st day.
2. Notice posted in at least 4 permanent places within project
area for a period of 3 weeks.
3. Publication and posting to be completed not less than
10 days before hearing.
B. Multiple Proiect Areas
1. Can include one or more redevelopment plans in a single
implementation plan and hold a single hearing to adopt
or review that plan.
C Periodic Review, Amendments
1. Same notice publication and posting requirements for
adoption of implementation plan apply to periodic public
review and amendments to implementation plan.
2
MCD~NOUCH. HOLLAND k ALLEN * PAOFEsslON*L CORWA*TlON
NOTICE TO THE PUBLIC
CARLSBAD REDEVELOPMENT AGENCY
FIVE YEAR IMPLEMENTATION PLAN
The Carlsbad Redevelopment Agency has prepared its implementation plan in draft form and made it
available for review by the general public beginning November 18, 1994 as required by State Law. A copy
of the implementation plan is available for review at the Housing and Redevelopment Department located at
2965 Roosevelt Street, Suite B, Carlsbad, California.
A public hearing on the plan was originally scheduled for Tuesday, December 20, 1994 at 6:OOpm in the
City Council Chambers located at 1200 Carlsbad Village Drive. HOWEVER, THE PUBLIC HEARING
HAS BEEN RESCHEDULED TO A TENTATIVE DATE OF JANUARY 10,1994. ADDITIONAL
NOTICES WILL BE PUBLISHED ANNOUNCING THE FINAL HEARING DATE ONCE THE
ITEM HAS BEEN RESCHEDULED AND THE DATE OF THE HEARING IS SET.
In the meantime, the public is encouraged to obtain a copy of the draft implementation plan and review it.
All comments will be accepted by the public up to the date of the public hearing.
Again, the public hearing before the Housing and Redevelopment Commission on the five year
implementation plan for the Village Redevelopment Project Area is being rescheduled from December 20,
1994 to January 10, 1994 (tentatively). Any person who has comments or questions regarding the
implementation plan or the redevelopment law requiring the plan should contact Debbie Fountain, Housing
Redevelopment Department, at (619) 434-2935.
.- .
NOTICE TO THE PUBLIC
CARLSBAD REDEVELOPMENT AGENCY
FIVE YEAR IMPLEMENTATION PLAN
On October 6, 1993, Governor Wilson signed AB 1290 which took effect on January 1, 1994. Entitled the
Community Redevelopment Law Reform Act of 1993, the bill includes the most sweeping changes in years.
The changes affect both existing project areas as well as new plan adoptions and amendments. The
modifications include changes to the definition of blight, the termination of fiscal review committees and
time limits on all project areas.
AB 1290 added Section 33490 to the Health and Safety Code. This new section requires agencies to
produce implementation plans every five years. For Redevelopment Plans adopted prior to January 1, 1994,
the first implementation plan must be adopted by December 31, 1994. It must contain the following:
Specific Goals and Objectives for the next five (5) years;
Program of actions and Expenditures planned for the next five (5) years;
An explanation of how the goals, objectives, programs and expenditures will eliminate blight;
An explanation of how the goals, objectives, projects and expenditures will implement the low and moderate
income housing set-aside and housing production requirements set forth in Health and Safety Code Section
33334.2, 33334.4, 33334.6 apd 33413. That explanation must contain a housing program for each of the five
years of the implementation plan in enough detail to measure performance;
The number of housing units to be rehabilitated, price-restricted, assisted or destroyed;
Plans for using annual deposits to the Housing Fund;
If a planned project will result In destruction of existing affordable housing, an identification of proposed
locations for the replacement housing the agency will be required to produce pursuant to Health and Safety
Code Section 33413; and,
The project area affordable housing production plan (AB 315 Plan) required by Health and Safety Code
Section 33413(b)(4).
The Carlsbad Redevelopment Agency has prepared its implementation plan in draft form and has made it
available for review by the general public from November 18, 1994 through December 20, 1994. A copy
of the implementation plan is available for review at the Housing and Redevelopment Department located at
2965 Roosevelt Street, Suite B, Carlsbad, California. A public hearing on the plan is scheduled for
Tuesday, December 20, 1994 at 6:OOpm in the City Council Chambers located at 1200 Carlsbad Village
Drive. The public is encouraged to attend the Housing and Redevelopment Commission meeting on
December 20, 1994 and comment on the proposed implementation plan.
Questions? Call Debbie Fountain, Housing and Redevelopment Department, at (619) 434-2935.
PROOF OF PUBLICATION
(2015.5 C.C.P.)
STATE OF CALIFORNIA
County of San Diego
I am a citizen of the United States and a resident of the County aforesaid: I am over the age of eighteen years,
and not a party to or interested in the above-entitled
matter. I am the principal clerk of the printer of
Blade-Citizen
a newspaper of general circulation, printed and published daily in the City of Oceanside and qualified for
the City of Oceanside and the North County Judicial district with substantial circulation in Bonsall, Fallbrook, Leucadia, Encinitas, Cardiff, Vista and Carlsbad, County of San Diego, and which newspaper has been adjudged a newspaper of general circulation by the Superior
Court of the County of San Diego, State of California, under the date of June 30, 1989, case number !71349; that the notice, of which the annexed is a printed copy
(set in type not smaller than nonpareil), has been
published in each regular and entire issue of said newspaper and not in any supplement thereof on the following dates, to-wit:
Nov. 18, 28, Dec. 9, 1994
I certify (or declare) under penalty of perjury that the foregoing is true and correct.
Dated at Oceanside,Califomia. this day 9 of Dec. 1994
Signature
BLADE-CIIIZEN
Legal Advertising 1722 South Hill Street
P.O. Box 90 Oceanside, CA 92054 (619) 433-7333
.
This space is fo
Proof of Publication of
Carlsbad Red. Agency Five Year Implementation Plan
CARLSBAD RED&LOPMENl AGENCY --e-s. FIVE YEAR IMPLEMENTATION PLAN ----e--
I !!%~Iws? Call Debbb Famtdn, tioustng and Depaemt, at (619) 434-2935.
lw- Novembm18.28.~9,1~ .