HomeMy WebLinkAbout1995-06-27; Housing & Redevelopment Commission; 277; Village Redevelopment Master Plan & ManualHOUSING
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AlvO REDEVELOPMENT COMMISSION
AB# a?? I TITLE:
MTG. 4-23-42 FINAL DRAFT OF THE NEW VILLAGE REDEVELOP-
MENT MASTER PLAN AND DESIGN MANUAL AND
DEPT. H/RED NEW HOUSING AND REDEDEVELOPMENT
COMMISSION POLICIES AND PROCEDURES MANUAL
CITY Al-l-Y. m-
CITY MGRW
RECOMMENDED ACTION:
To accept an informational presentation of the Final Drafts of the new Vi//age Redevelopment
Master Plan and Design Manual and the new Housing and Redevelopment Commission Policies
and Procedures Manual and to direct staff to initiate the public review and hearing process
formal adoption of the documents.
ITEM EXPLANATION:
Since October, 1991, Housing and Redevelopment Staff has been working with a private
Consultant Team led by Cannon Design Group, a Master Plan Advisory Committee, other
Departments and a variety of Carlsbad Village Community Members to develop a Master
and new Village Design Manual for the Village Redevelopment Area. This work has resulted
the preparation of two (2) documents which are entitled the Village Redevelopment Master
and Design Manual and the Housing and Redevelopment Commission Policy and Procedures
Manual.
Exhibit 3 provides a “Staff Report on the New Redevelopment Master Plan and Village Design
Manual”. This staff report contains a number of attachments which help to explain the purpose
of the two (2) documents noted above and the process used to develop them.
Briefly, the Village Redevelopment Master Plan and Design Manual serves a variety of purposes.
First, it establishes a “vision” as well as goals and objectives for the future development of
Village Redevelopment Area. Second, the Village Design Manual section of the document
represents the City of Carlsbad’s Official Statement of Design and Land Use Policy for the Village
Redevelopment Area. Finally, together with the Village Redevelopment Plan, this new document
serves as the Local Coastal Plan for the Village Redevelopment Area.
The Housing and Redevelopment Commission Policies and Procedures Manual has been
developed to address issues which are best addressed by a policy which can be revised fairly
easily from time to time by the Housing and Redevelopment Commission to reflect changing
needs within the Village Redevelopment Area. The Manual includes policies and procedures
issues/matters related specifically to the Village Redevelopment Area. These policies
procedures would not apply to the remainder of the City unless approved separately by the
Council.
The two (2) subject documents, in their final draft form, are now ready for review by the Housing
and Redevelopment Commission, Coastal Commission, Design Review Board, and the general
public. Exhibit 1 provides a tentative schedule and list of activities for formally presenting
subject documents for review and ultimate adoption by the Housing and Redevelopment
Commission.
Page 2 of Agenda Bill ho. 63 ?
At this time, staff would like to make an informational presentation to the Housing and
Redevelopment Commission to provide an overview of the two (2) new documents and a
summary of how they were developed in terms of issue identification and resolution, document
format and final recommendations from staff, the Consultant Team and the Master Plan Advisory
Committee. Following this presentation to the Commission, several presentations will be made
to the public and then the documents will be returned to the Commission for final adoption.
Exhibit 2 outlines additional actions which will be required within 30 to 90 days after adoption of
the documents for implementation purposes.
FISCAL IMPACT:
The Consultant Costs related to development of the subject documents amounted to
approximately $169,400; this contract was funded with Redevelopment Tax Increment Funds,
some Affordable Housing Funds and a small percentage of federal Community Development
Block Grant (CDBG) Administrative Funds. An additional $25,000 in new redevelopment bond
proceeds were appropriated to the Master Plan project by the Housing and Redevelopment
Commission to fund final production and presentation of the related documents to the general
public. Other than City staff time, there were/will be no additional costs related to development
of the subject documents.
Funding which may be required for the various programs, activities and projects identified within
the new documents will be addressed separately within the annual city budget and/or within the
Carlsbad Redevelopment Agency’s Five Year Implementation Plan.
EXHIBITS:
1.
2.
3.
4.
5.
Schedule of Activities for Public Presentation and Final Adoption of the Village
Redevelopment Master Plan and Design Manual and Housing and Redevelopment
Commission Policies and Procedures Manual.
Summary of Additional Actions Required for Implementation.
Staff Report on the New Vi//age Redevelopment Master P/an and Vi//age Design Manual (on
file in the City Clerk’s Office).
Final Draft of new Housing and Redevelopment Commission Policies and Procedures
Manual (on file in the City Clerk’s Office).
Final Draft of new Vi//age Redevelopment Master P/an and Design Manual (on file in the
City Clerk’s Office).
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EXHIBIT 1
Schedule of Activities
for Presentation and Adoption of Master Plan
Re: Village Redevelopment Master Plan and Design Manual and Housing and
Redevelopment Commission Policies and Procedures Manual
Activity
Master Plan Advisory Committee review and
comment on final draft of new (proposed) Village
Redevelopment Master Plan and Design Manual
Schedule
June 1, 1995
Initial Presentation to Housing and Redevelopment
Commission
June 27, 1995
Public Information Workshops (2); one in the
evening and one in the afternoon
Initial Presentation to Design Review Board and
Planning Commission (Joint Meeting)
July 6, 1995
July 10, 1995
July 19, 1995
Review and Comments by Coastal Commission
Staff and 6 week public review period for Coastal
Commission action
July 1, 1995 to
August 14, 1995
Design Review Board Public Hearing and Planning
Commission Public Hearing
August 16, 1995
Housing and Redevelopment Commission Public
Hearing
Coastal Commission Public Hearing
Housing and Redevelopment Commission Hearing
to revise document if necessary based on Coastal
Commission Action
August 29, 1995 or
September 5, 1995
September, 1995
Septem her/October, 1995
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EXHIBIT 2
VILLAGE REDEVELOPMENT MASTER PLAN
ANI! DESIGN MANUAL
The following implementing actions will be taken within 30 to 90 days of approval of the new
Village Redevelopment Master Plan and Design Manual for the Village Redevelopment Area:
1. Revise Chapter 21.35 - Village Redevelopment Zone - of the Carlsbad Municinal Code.
Appropriate revisions will be made to the Code to maintain consistency with the new Village
Redevelopment Master Plan and Design Manual. The revised ordinance shall be presented to
the Housing and Redevelopment Commission and/or City Council for adoption.
2. Revise Chanter 21.81 - Coastal Develonment Permits - Village Redevelonment Area - of the
Carlsbad Municinal Code. Appropriate revisions will be made to the Code to maintain
consistency with the new Village Redevelopment Master Plan and Design Manual. The
revised ordinance shall be presented to the Housing and Redevelopment Commission and/or
City Council for adoption.
3. Revise Chanter 2.26 - Design Review Board - Village Redevelonment- of the Carlsbad
Municinal Code. Appropriate revisions will be made to reflect desired changes in the
membership of the Design Review Board to implement the new Village Redevelopment
Master Plan and Design Manual. The revised ordinance shall be presented to the Housing
and Redevelopment Commission and/or City Council for adoption.
4. Complete actions reauired to imnlement the new Parking In-Lieu Fee Program. The
following tasks shall be completed to implement the program:
El Hire a consultant to 1) complete a utilization study of existing public parking lots
within the Village Area by land use district/zone; 2) research cost of constructing a
public parking space (surface level or structure) within the Village; and 3) advise the
Housing and Redevelopment Commission/Redevelopment Agency on the appropriate
formula to use in setting the Parking In-Lieu fee.
El Prepare a report for the Housing and Redevelopment Commission to 1) summarize
utilization of the existing public parking lots, and 2) recommend an appropriate
formula for setting the Parking In-Lieu Fee.
El Request approval of a Commission resolution approving implementation of the
Parking In-Lieu Fee Program for Year #l.
El Request approval of a Commission resolution to set the Parking In-Lieu Fee for
Program Year #l according to the approved formula.
EXHIBIT 3
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May 18, 1995
TO: HOUSING AND REDEVELOPMENT COMMISSION
VIA: CITY MANAGER
FROM: HOUSING AND REDEVELOPMENT DIRECTOR
REPORT ON THE NEW REDEVELOPMENT MASTER PLAN AND VILLAGE DESIGN
MANUAL
Attached for preliminary review by the Housing and Redevelopment Commission is the final draft of
the new Redevelopment Master Plan and Village Design Manual for the Village Redevelopment
Area. This new document will replace the current Village Design Manual which was last revised in
1988. Following several public presentations of the new document and action by the Design Review
Board, this new document will be formally submitted to the Commission for adoption. In addition to
providing the Commission with the final draft of the new document, this staff report has been
prepared and is provided at this time to help explain the purpose/content of the new document and
the process used to develop it.
INTRODUCTION TO REPORT
This staff report on the new Village Master Plan and Design Manual is intended to provide a brief
overview, or “executive summary”, of the new document as well as a summary of the process used
to develop it. Attachments and charts have been provided with this report to isolate the numerous
issues addressed within the new document and the various changes in land use policy and
development standards for the Village. Staff’s intent in preparing this report is to provide an
abbreviated review of the information provided within the full Master Plan and Design Manual and
how it changes, or might change, current policies.
OVERVIEW OF NEW MASTER PLAN AND DESIGN MANUAL
The new Village Redevelopment Master Plan and Design Manual document was prepared to serve a
variety of purposes. First, the document establishes a “vision” as well as goals and objectives for the
Village Redevelopment Area. Second, the second section of the document makes up the Village
Design Manual which is the City of Carlsbad’s Official Statement of design and land use policy for
the Village Redevelopment Area; it implements the Carlsbad Village Redevelopment Plan, Third,
together with the Village Redevelopment Plan, the new Village Redevelopment Master Plan and
Design Manual serves as the Local Coastal Plan for the area pursuant to requirements of the
California Coastal Commission.
As stated above, the new document establishes a “vision” or the “master plan” for the ideal future
character and development of the Village Redevelopment Area and then sets forth an implementation
strategy or “roadmap” for obtaining the goals identified for the area. The document:
El Provides guidance to property owners, merchants, and others interested in development or
property improvements within the Village;
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COMMISSION REPORT
May 18, 1995
Page 2
El Provides guidance to City staff members in interpreting planning and zoning requirements for
properties within the Village;
El Provides the Design Review Board with principles, standards and design guidelines which
may be applied to proposed improvements within the Village; and,
q Provides a strategy for implementing various programs/projects to assist in elimination of
blight and revitalization of the Village Redevelopment Area.
The document is divided into three (3) sections. The first section contains a brief history of the
redevelopment area, a vision for the future of the Village, goals and objectives for the Village and
instructions for using the Manual. The second section contains Chapters 2 through 8 which make up
the Village Design Manual; this section focuses on private development and public improvements
related to that development. The third and final section contains the “Implementation Strategy” for
the Village Redevelopment Area; this section addresses such issues as cultural activities, historic
preservation, business attraction/retention and other activities which assist in the revitalization of the
redevelopment area.
INFORMATIONAL CHARTS AND ATTACHMENTS AND CHARTS TO THE REPORT
To assist in review of the new document and its relationship to existing policies for the Village, staff
has prepared several summaries and charts to highlight various portions of the document and related
issues. The following attachments are provided for Commission review:
1. Summarv of the new Village Redevelonment Master Plan and Design Manual. This
attachment provides a brief summary of the goals for the document, goals for the Village and
issues addressed within the new Village Redevelopment Master Plan and Design Manual.
2. Summarv of Process used to develon the new Village Redeveloument Master Plan and
Design Manual. This attachment provides a synopsis of the activities related to development
of this new Manual.
3. Summarv of Issues. This attachment provides a summary of the key issues identified by staff
and the Master Plan Advisory Committee which needed to be addressed within the new
Village Redevelopment Master Plan and Design Manual. The issue or problem is identified
and then a brief description is provided as to how the issue/problem was resolved or
addressed with the new document.
4. Comnarison of Prouosed to Existing Parking Reauirements. Parking is a significant concern
within the Village. Therefore, this attachment has been prepared to provide a comparison
between the existing and the new (proposed) parking requirements for the Village
Redevelopment Area only.
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COMMISSION REPORT
May 18, 1995
Page 3
5. Land Uses Pronosed for Village Redevelonment Area. This attachment provides a land use
map and complete chart of land uses which are proposed to be permitted, provisionally
permitted, accessory or not permitted within the identified land use districts of the Village
Redevelopment Area.
6. Land Uses within Existing; Village Design Manual (1988). This attachment provides a review
of the existing land uses within the current Village Design Manual. The chart and lists of
land uses are provided for comparison purposes as related to the proposed land uses noted in
the previous attachment.
7. Summarv of Master Plan Advisor-v Committee Comments on Final Document. This
attachment provides a summary of the comments made by the Master Plan Advisory
Committee on the final Village Redevelopment Master Plan and Design Manual. This
attachment provides recommendations of the Committee which may be different than those
outlined within the attached final draft of the Village Redevelopment Master Plan and Design
Manual document presented by Staff.
MASTER PLAN ADVISORY COMMITTEE
The Master Plan Advisory Committee was appointed by the Housing and Redevelopment
Commission/City Council to represent the general public in the development of the new Village
Redevelopment Master Plan and Design Manual. The Committee members consisted of a Planning
Commissioner, a Traffic Safety Commissioner, a Village Business Owner, a Village Merchant, a
Village Property Owner, two representatives from the Village Business Association, a citizen
representative from each quadrant of the City and a citizen-at-large.
The Master Plan Advisory Committee met for nearly a four (4) year period and held twenty-four
(24) meetings, amounting to approximately 70 meeting hours total, to identify, discuss and debate
issues related to the Village Redevelopment Master Plan and Design Manual. In general, the final
draft of this new document reflects the decisions and recommendations made by the Advisory
Committee, with assistance from staff and the Consultant Team (led by Cannon Design Group). As
noted above, Attachment 7 outlines the areas where staff and the Master Plan Advisory Committee
disagreed on recommendations which should be included within the final draft of the new document.
Where staff and the Advisory Committee disagreed, staff placed its recommendation, as determined
to be appropriate, within the Village Redevelopment Master Plan and Design Manual. If the
Housing and Redevelopment Commission chooses to do so, staff may be directed to revise the final
document to include the Advisory Committee’s recommendation rather than the one provided by
staff.
With assistance and feedback from the private consultant team, city staff, local community members
and the Master Plan Advisory Committee, the final document resolves a variety of issues in a
desirable manner which have been outstanding for a number of years. For example, a “Parking In-
Lieu Fee Program” has been recommended to provide an option to developers/property owners who
are unable to provide on-site parking. Prior to completion of this document, there was no formal
option for meeting the on-site parking requirement which had a negative impact on new
development/redevelopment projects within the Village.
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COMMISSION REPORT
May 18, 1995
Page 4
PROPOSED HOUSING COMMISSION POLICIES AND PROCEDURES MANUAL
In addition to the new Master Plan and Design Manual, staff is proposing development of a “Policies
and Procedures Manual” for the Housing and Redevelopment Commission for policy issues/matters
related specifically to the Village Redevelopment Area. This Policies and Procedures Manual shall
be used to address issues which are best addressed by a policy which can be revised fairly easily
from time to time by the Housing and Redevelopment Commission to reflect changing needs within
the Village Redevelopment Area. To begin with, staff believes the “Policies and Procedures Manual”
should include I) a statement regarding the adoption of Housing and Redevelopment Commission
policies and procedures; 2) a policy on establishment of the In-Lieu Fee for the new “In-Lieu Fee
Parking Program”; this policy would establish the formula to be used in setting the fee by resolution;
3) a policy regarding outdoor displays in the Village, primarily those which are on public property
(i.e., sidewalks); 4) review of redevelopment project applications; and, 5) a policy on economic
assistance and incentives in the Village Redevelopment Project Area. Over time, additional policies
and procedures would be added to the Manual as deemed appropriate by the Commission.
SUMMARY OF STAFF REPORT
The new Village Redevelopment Master Plan and Design Manual and proposed Housing and
Redevelopment Commission Policies and Procedures Manual address a variety of issues which
have an impact on the Village Redevelopment Area including land use, development standards,
design guidelines and much more. These documents, in their final form, are now ready for
preliminary review by the Housing and Redevelopment Commission, Coastal Commission, Design
Review Board and the general public. Staff has proposed the following schedule and list of activities
for formally presenting the subject documents and ultimate adoption of them by the Commission:
Activity
Master Plan Advisory Committee review and comment on final draft.
Initial Presentation to Housing and Redevelopment Commission
Public Information Workshops (2); one in the evening and one in the
afternoon
Initial Presentation to Design Review Board and Planning Commission
Review and Comments by Coastal Commission Staff and 6 week public
review period for Coastal Commission action
Design Review Board and Planning Commission Public Hearings
Housing and Redevelopment Commission Public Hearing
Coastal Commission Public Hearing
Housing and Redevelopment Commission Hearing to revise document if
necessary based on Coastal Commission Action
Schedule
June 1, 1995
June 27, 1995
July 6, 1995
July 10, 1995
July 19, 1995
July 1, 1995 to
August 14, 1995
August 16, 1995
August 29, 1995
September, 1995
September/October, 1995
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ATTACHMENT
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VILLAGE REDEVELOPMENT MASTER PLAN AND DESIGN MANUAL
EXECUTIVE SUMMARY
VISION FOR VILLAGE
The Village.. . .
. . .has a distinct visual identity that makes it unique and a memorable place with identifiable landmarks.
. . .strives for excellance through high quality, well-designed private development and public improvements.
. . .accommodates a wide range of land uses and also serves as a specialty retail center for the entire City.
. . .has a strong civic character and provides a place for people to come to be a part of important community events.
. ..is a comfortable and safe place to work, shop, visit, and live.
. . -demonstrates a welcoming attitude and a spirit of cooperation to new businesses and developers who are interested
in becoming a part of the downtown.
GOALS AND OBJECTIVES
Goal 1: Establish Carlsbad Village as a quality shopping, working and living environment.
Objectives: I) remove blighting conditions from the Village; 2) retain and increase uses serving
Carlsbad residents; 3) attract additional tourist-serving uses; 4) encourage uses which are
complementary to the new rail station; 5) reinforcepedestrian retail continuity within the Village
commercial areas; 6) limit commercial development in and adjacent to residential neighborhoods;
7) improve the condition and appearance of the current Village housing stock; and 8) increase
the number, quality, diversity and affordability of housing units within the Village.
Goal 2: Improve the pedestrian and vehicular circulation in the Village Redevelopment Area.
Objectives: I) minimize pedestrian/vehicular conflicts along major pedestrian walkways; 2)
provide a stronger pedestrian linkage between Carlsbad Boulevard and State Street; 3) establish
a quality pedestrian environment along North State Street; 4) improve access to North State
Street; 5) establish sidewalks throughout the Village area; 6) promote use of rail transit and other
modes of public transportation to improve vehicular and pedestrian circulation throughout the
Village.
Goal 3: Stimulate property improvements and new development in the Village.
Objectives: I) establish development standards which recognize the unique small lot conditions
within the Village; 2) establish a parking program which allows off-site parking in public lots with
payment of a fee; 3) increase the intensity of development within the Village; 4) encourage mixed
use development projects in the Village; 5) provide greater certainty as to acceptable land uses
and development intensities; 6) simplia the project application and review process.
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Goal 4: Improve the physical appearance of the Village Area.
Objectives: I) reinforce the Village character with appropriate site planning, architectural design
and signage guidelines and standards; 2) establish commercial buildings whose scale and
character are compatible with Village residential neighborhoods; 3) minimize the land area
required to accommodate additional parking in the Village, anticipating the need for structured
parking; 4) create a sense of design unity and character while encouraging design diversity; 5)
require design sensitivity to surrounding development within the area.
Goal 5: Provide signage which is supportive of commercial vitality and a unique Village image.
Objectives: I) reinforce the positive image of Village with appropriately designed and scaled
signage; 2) use signage to establish a unique visual image for the Village; 3) encourage
pedestrian-oriented signs; 4) insure that signage is compatible with the architecture of each
structure and its unique location; and 5) encourage signs which reflect the special type or
personality of each business.
PERMITTED LAND USES:
Permitted Uses are listed by Land Use District within the Village Design Manual section of the new
document. These uses are allowed by right subject to completion of Design Review Process/Development
Approval Process.
PROVISIONAL LAND USES:
Provisional Uses are listed by Land Use District..The uses are subject to discretionary approval. Uses
must meet criteria included within Village Design Manual and/or special conditions may apply to the use.
FUNCTIONAL LAND USE COMPONENTS AND LAND USE DISTRICTS:
There are a total of seven (7) functional land use components and nine (9) land use districts within the
Village Area. These functional components and (land use districts) are as follows: Carlsbad Village
Center (District l), Office Support (District 2), Freeway Commercial (District 3), Residential Support
(District 4), Mixed Use (District 5), Service Commercial Support (District 6), Office Support (District
7), Residential (District 8), Tourism Support (District 9). A map of the functional land use components
and various districts is provided within the Village Design Manual section of the new document.
MAXIMUM DEVELOPMENT INTENSITY:
Maximum development intensity will be determined by the development standards set forth within the
Village Design Manual. Every project within the Village Redevelopment Area must meet “universal
standards” as well as specific development standards according to the Land District in which it is located.
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Universal standards include General Plan consistency and Inclusionary Housing requirements, including
matters related to additional density. The specific Land Use District standards include minimum set-backs
and open space, maximum building coverage and height of projects and parking requirements by land use.
MODIFICATION OF STANDARDS:
Standards may be modified with approval of Design Review Board and/or Housing and Redevelopment
Commission, as appropriate. Projects which may be seeking additional development intensity must meet
the criteria outlined within the Village Design Manual section of the new document to gain approval. For
example, an additional floor level may be allowed within specified maximum building height for space
contained within sloping roof for roofs of 7 in 12 slope or greater. Also, additional height may be
allowed if all criteria in Village Design Manual are met.
PARKING:
New development and additions require provision of parking. Changes of use may require additional
parking if previous parking was inadequate for use. Village Parking Program will allow shared parking
arrangements on a case-by-case basis. The Village Parking Program also offers an option to pay a
“Parking In-Lieu Fee” to meet a portion of the on-site parking requirement for a project. This option will
be available as long as there is adequate public parking available within the Village to accommodate the
demand.
DESIGN PRINCIPLES:
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Site Planning
Variety of setbacks; informal character.
Provide benches and low walls along public pedestrian frontages.
Maintain retail continuity along pedestrian-oriented frontages; shopping experience should not be
interrupted by parking lots, blank walls or non-contributing uses.
Avoid drive-through service uses.
Minimize privacy loss for adjacent residential uses; placement of windows and trash areas should
be sensitive to residential areas.
Encourage off-street courtyards accessible from major pedestrian walkways.
Emphasize an abundance of landscaping planted to create informal character; variety and
diversity; conform to existing landscape manual.
Generally treat structures as individual buildings set within a landscaped green space; some
exception areas.
Parking and Access
Provide landscaping within surface parking lots; trees should be 1 for every 4 parking stalls; trees
may be clustered. Provide access to parking areas from alleys wherever possible
Locate parking at rear of lots.
All areas not specifically required for parking or circulation should be landscaped; limit paving;
maximize landscaping.
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. Parking and Access (Cont.)
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5.
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Avoid parking in front setback areas; setback areas should be devoted to landscaping.
Avoid curb cuts along major pedestrian areas (i.e., State, Grand, Carlsbad Village Drive,
Carlsbad Boulevard, etc.).
Avoid parking in block comer locations; public parking facilities may be exempted so long as
substantial setbacks and landscaping are provided.
Provide setbacks and landscaping between any parking lot and adjacent sidewalks, alleys or other
paved pedestrian areas; parking lots should be integrated with adjacent buildings by low walls and
landscaping to maximum degree possible.
Avoid buildings which devote significant portions of their ground floor space to parking uses.
Whenever possible, place parking for commercial or large residential projects below grade;
allows more surface area for landscaping.
Enhance parking lot surfaces (i.e., concrete pavers, brick or concrete bands, etc.).
Building Forms
Provide for variety and diversity; express own uniqueness of structure, location or tenant; no
generic buildings.
Step taller buildings back at upper levels; balconies and richer details may be considered in lieu
of stepbacks.
Break larger buildings into smaller units; no “block buildings”.
Maintain relatively consistent building height along block faces; one and two story building will
provide sense of units; (i.e., don’t put three story building in middle of block which has all one
story buildings).
Utilize simple building forms; classic residential building shapes preferred; trendy/“look at me”
designs are discouraged.
Roof Forms
Emphasize use of gable roofs with slopes of 7 in 12 or greater; gable ends or elements which face
the street are encouraged.
Encourage use of dormers in gable roofs.
Emphasize wood and composition shingle roofs; textured roofs of similar materials and medium
to dark color range.
Avoid flat roofs; limit to minor areas which cannot be seen.
Screen mechanical equipment from public view.
Avoid mansard roof forms; facade elements made to appear as roofs are not appropriate.
Building Facades
Emphasize informal architectural character; facades should be visually friendly.
Design visual interest into all sides of buildings; visible facades should receive special design
attention.
Utilize small individual windows except on commercial storefronts; strip windows are not
appropriate.
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Building Facades (Cont.)
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Provide facade projections and recesses; bay windows, planter boxes and roof overhangs as well
as entry way recesses are encouraged.
Special design attention to upper levels of commercial structures; window trim, awnings, flower
boxes and other details should be used to relate businesses/residences more strongly to street.
Provide special treatment to entries for upper level uses; add features to make entries distinctive.
Utilize applied surface ornamentation and other detail elements for visual interest and scale.
Respect the materials and character of adjacent development; maintain a visual continuity along
the street; be sensitive to adjacent buildings.
Emphasize use of wood siding, wood shingles, wood board and batten siding, stucco.
Avoid simulated materials, indoor/outdoor carpeting, fire hazard materials and distressed wood.
Avoid tinted or reflective window glass.
Utilize wood, dark anodized aluminum or vinyl-coated metal door and window frames.
Avoid metal awnings and canopies; use fabric awnings.
Encourage hispanic theme in Land Use District 5.
Utilize light and neutral base colors.
Limit the materials and color palette on any single building; no more than 3 surface materials or
colors on any single building.
6. Commercial Storefronts
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Provide significant storefront glazing; 60% of ground floor storefronts should be devoted to
display windows and entries.
Avoid large blank walls; when unavoidable, treat with lattice work and landscaping or other
elements such as art work to soften impact.
Encourage large window openings for restaurants; can help to create ,outdoor dining feeling while
seated inside.
Encourage fabric awnings over windows and entries, do not use back-lit awnings.
Emphasize display windows with special lighting; strongly encourage use of small pin lights; also
use for special facade profiles or special elements such as balconies, etc.
Encourage use of dutch doors.
Utilize small paned windows.
Develop total design concept; design should unify all design elements.
Provide frequent entries.
Limit the extent of entry openings to about 30% of storefront width or about 8 ft. whichever is
larger to preserve display windows.
Avoid exterior pull down shutters and sliding or fixed security grilles over windows along street
frontages.
Emphasize storefront entries.
Integrate fences and walls into the building design.
Residential
Encourage front entry gardens.
Locate units near front property lines and orient entries to the street.
Provide front entry porches.
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Residential (Cont.)
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Provide windows looking out to the street.
Utilize simple color schemes.
Provide decorative details to enrich facades; add shade and shadow to facades to increase their
interest.
Emphasize “cottage” form, scale and character.
Emphasize an abundance of landscaping; vehicle parking in front or side yard areas should be
discouraged; large areas of paving should not be visible from sidewalks.
Limit access drives to garages or surface parking areas; driveways limited to 10’ in width (20’
is OK off an alley).
Encourage detached garages which are subordinate in visual importance to the house itself.
Provide quality designed fences and walls; chain link fences and solid concrete block walls are
discouraged.
Visually separate multi-family developments into smaller components.
INTERIM CONDITIONS:
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Add fabric awnings and planter boxes at windows and near entries.
Add lattice work and landscaping to blank walls.
Paint faded building facades.
Plant fast growing and flowering vines along fences and walls.
Separate parking areas from sidewalks with low walls and landscaping.
Upgrade exterior lighting fixtures.
Minimize the visual impact of trash collection areas; should relocate if can be seen from street.
Reduce amount of paving adjacent to or near the front property line; parking lots in front of
buildings should be relocated or eliminated.
Improve business signage; replace interior illuminated signs with exterior illuminated signs.
SIGNS:
The following types of signs will be permitted within the Village Redevelopment Area: wall, projecting,
fabric awning, banner, neon, marquee, hanging, window, plaque, restaurant menu, address, tenant
directory, and ground/monument (limited). The following types of signs will not be permitted within
the Village Redevelopment Area: interior illuminated boxed display signs, changeable letter signs (except
for marquee signs), free standing signs, pole signs, public service signs or off-premises signs (including
A-Frame or Sandwich Board signs). However, a “Directory” A-Frame sign or Sandwich Board sign may
be approved for a business which has pedestrian traffic only and has no street frontage. Directory A-
Frame Signs must provide direction to the business or businesses located within a courtyard or other
location which does not have street frontage.
The following sign standards shall apply to all buildings within the Village Redevelopment Area:
0 Each building is allowed a total of 1.0 square foot of signage for each lineal foot of building
frontage. 0 The property owner/tenant of a building/project may use a combination of permitted signage as
outlined in the Village Design Manual.
7
Sign Standards (Cont.)
0 A maximum of .6 square feet of signage for each lineal foot of building frontage ‘may be used
for wall, marquee, monument/ground, tenant directory or similar types of signs. 0 A maximum of .4 square feet of signage for each lineal foot of building frontage may be used
for projecting, awning, hanging, banner or similar types of signs.
0 All buildings will be allowed window signs, restaurant menu signs, and address signs which meet
the standards set forth in the Village Design Manual. These types of signs will not be calculated
in the total amount of signage permitted for each building. 0 For the purposes of calculating the amount of allowed signage, “building frontage” shall mean
the total width of the elevation of a building structure which fronts on one or more public streets
or in which the main entrance exists; an alley shall not be a public street within this definition
for sign calculations.
CIRCULATION PLAN:
0 Existing Village street network is adequate to accommodate foreseeable future development
without major changes. 0 Bike Paths designated in General Plan and restated in Village Design Manual. 0 Transit Station to be located in the Village at Grand (north side) between State Street and
Washington Street.
DEVELOPMENT APPROVAL PROCESS:
0 Five (5) types of projects: exempt, minor administrative, major administrative, minor
redevelopment and major redevelopment. 0 Exempt projects do not require redevelopment permit. 0 Minor and Major Administrative permits to be approved by Housing and Redevelopment
Director; includes signs. 0 Minor redevelopment permits to be approved by Design Review Board. 0 Major redevelopment permits require approval by Housing and Redevelopment Commission after
receiving recommendation from Design Review Board; decision of Commission is final.
DESIGN REVIEW PROCESS:
0 Applicants will be required to contact Housing and Redevelopment at inception of a new project
to get appropriate design feedback and receive a copy of the design guidelines and development
standards for a specific land use district. The design of a project shall be reviewed by staff and
then approved by the Housing and Redevelopment Director, Design Review Board and/or
Housing and Redevelopment Commission, as appropriate to the type of requested permit.
LAND USE GROUPINGS:
0 Land Uses within the Village Redevelopment Area are listed under the following categories:
Commercial Services, Entertainment & Recreation, Food Services, Institutional (Existing), Light
Industrial, Offices, Residential, Retail Businesses, and Transportation Corridor. Provisional uses
are organized by either land use category or by the specific use.
8
0 Classifications not specifically listed in the Village Design Manual shall be made by Housing and
Redevelopment Director based on characteristics of use and interpretation of Standard Industrial
Classification (SIC) Code.
IMPLEMENTATION STRATEGY:
0 Implementation Strategy or Program provides an identification of various programs/projects
which will be pursued by the Carlsbad Redevelopment Agency to assist in redeveloping/
revitalizing the Village Redevelopment Area.
0 The Strategy includes program statements related to project financing, circulation improvements,
public improvements, transportation, cultural facilities, historic preservation, economic
restructuring, and roles and responsibilities of the various redevelopment players within the effort
to revitalize the Village Redevelopment Area.
ATTACHMENT
2
VILLAGE REDEVELOPMENT MASTER PLAN AND DESIGN MANUAL
PROCESS FOR DEVELOPMENT OF MANUAL
SUMMARY
HISTORY
The Village Redevelopment Area was established in 1981 to address problems common to many older
downtown areas. Buildings in many cases were seriously dilapidated, competition from modern shopping
centers had taken away much of the area’s commercial vitality and the old land parcel sizes and pattern
made new construction to current City development standards difficult and in some cases impossible.
In 1986, a study was undertaken by a private consulting team, hired by the Redevelopment Agency, to
assess the progress which had been accomplished in the Village Redevelopment Area from 1981 - 1986
and to set planning, design and implementation priorities for the immediate future. The primary result
of the study was a determination that additional street enhancement and improvement activities were
necessary within the Village Area. Therefore, the Agency initiated the effort commonly known as the
Streetscape Project. This project had approximately 5 major phases which resulted in street improvements
to Carlsbad Boulevard, Carlsbad Village Drive, State Street, Grand Avenue and Roosevelt Street. The
Agency also constructed additional public parking lots during this period and made loans available to
property owners for facade improvements to buildings within the area.
On February 27, 1989, the Housing and Redevelopment Advisory Committee directed staff to solicit
consultant services to complete a comprehensive evaluation of the Redevelopment Area and to develop
a Master Plan for the Village. Due to a variety of reasons, the Master Plan was placed on “hold” until
1991. On April 9, 1991, the Housing and Redevelopment Commission authorized staff to distribute a
Request for Proposals for consultant services to complete the desired Master Plan. The goals for the
Master Plan were as follows:
0 To identify specific areas within the Village which are, or will be, strong candidates for redevelopment
within the next 15 years;
0 To provide an overall development strategy that evaluates the economic potential of various development
markets as they relate to specific sites within the Carlsbad Village Redevelopment Project Area;
0 To establish specific site development standards for projects within the Village Redevelopment Area;
0 To shift the emphasis from publicly-funded to privately-funded revitalization efforts; and,
0 To develop a strategy for creating a strong identificationor image for the Village Redevelopment Area.
At the time the Commission authorized the distribution of the Request for Proposals for
consultant services, the creation of a nine (9) member Ad Hoc Redevelopment Master Plan
Advisory Committee was also approved.
Following a thorough evaluation of consultant proposals and interviews, the Commission agreed
to hire the CANNON DESIGN GROUP to complete the Master Plan for the Village
Redevelopment Area. The project was initiated on October 8, 1991.
1
. The project involved a three (3) phase cumulative process which resulted in the production of
two new documents: the Village Redevelopment Master Plan and Design Manual and the
Housing and Redevelopment Commission Policies and Procedures Manual. The three phases of
work are described below.
PHASE 1: IDENTIFICATION OF REDEVELOPMENT ISSUES/PROBLEMS AND
DEVELOPMENT OF VISION AND GOALS FOR THE VILLAGE.
The first phase of work within the new Master Plan was devoted to an updating of past studies
in light of market, traffic and other relevant changes which have occurred during the previous
five years. The consultant identified “strengths and weaknesses” with the Village Redevelopment
Area and issues which should be addressed in the future. Public input was sought to clarify a
future vision for the Carlsbad Village Area and to enhance the potential for consensus on the
final plan and implementation strategies. The Consultant identified “special development
opportunity areas” based upon market potentials. Physical conditions, alternative land use, future
redevelopment actions and urban design approaches were also recommended by the Consultant
in this phase of the project.
During Phase 1, the Consultant Team held interviews with a total of twenty-two (22) community
members, including all five members of the City Council, to obtain input concerning Village
problems, visions and issues. A list of the interviewees is attached to this summary for
information purposes. These interviews were held on November 14 and 15, 1991. The Phase
1 report from the Consultant outlined the issues and problems identified by the community
members during these interviews.
The Consultant Team also conducted two public workshops to obtain input on the “vision” for
the Village Area. These workshops were held on December 11 and 12, 1991. A total of
approximately 30 people attended the two workshops. Larry Cannon also held a breakfast
meeting with 10 to 12 business owners in the North State Street area to better understand their
specific problems. The input obtained during these workshops/meetings was also outlined within
the Phase 1 report from the Consultant.
All of the information obtained during Phase 1 was summarized in a document referred to by
the Consultant as “Phase 1 - Redevelopment Strategies”. This document was presented to the
Ad Hoc Master Plan Advisory Committee on March 30, 1992. From March 30th to August 3,
1992, the Advisory Committee reviewed and discussed the information presented in the Phase
1 report. They held eight meetings and met for a total of nearly 40 hours discussing the issues
outlined and the strategies proposed by the Consultant within this Phase 1 report. During these
meetings, the Advisory Committee also received comments from the Village Merchants Association (l-3-5 Year Subcommittee) and reviewed/discussed the results of a subcommittee
survey of the North State Street Village Businesses, which was conducted to obtain input on the
redevelopment strategies proposed within the Phase 1 report and the (then proposed) Commuter
Rail Station.
2
During Phase 1, the Advisory Committee provided feedback to the Consultant, on behalf of the
general public, which was needed to continue with development of the Master Plan and Design
Manual.
PHASE 2: REFJNEMENT OF VILLAGE VISION AND REDEVELOPMENT GOALS,
OBJECTIVES AND STRATEGIES FOR THE FUTURE.
Based on the input provided by the Master Plan Advisory Committee, the Consultant Team
refined the vision for the Village and the overall redevelopment goals, objectives and general
strategies for future development and revitalization efforts within the Village. The Consultant
Team then proceeded to develop the Phase 2 report for the Master Plan project. The first section
of the Phase 2 report addressed the land use, circulation and parking components to be included
within the new Master Plan and Design Manual document as well as identified prototype private
development projects which demonstrate the future “vision” for the Village. An evaluation of
the feasibility of the various prototype developments was also included within the Phase 2 report
for informational purposes. This information can be used to guide and direct future development
within the area. The second section of the Phase 2 report was devoted to a “Preliminary
Implementation Strategy”. This proposed strategy set forth suggested priorities for future programs/activities/projects to be funded by the Carlsbad Redevelopment Agency.
The Consultant made strategy recommendations which represented a basic change in
redevelopment program direction. The proposed changes assume a more aggressive stance
toward redevelopment agency support of commercial and residential projects that are designed
to attract people to the area. However, due to the limited availability of local funding, the
change means there also must be heavy reliance upon private investment to accomplish these
major changes in the Village.
Although the Consultant Team felt that much of the public improvement program in the Village
has already been accomplished, there was a recommendation for some ongoing types of
improvements. Such improvements include: 1) construction of a boardwalk and ocean scenic
overlook at the end of Carlsbad Village Drive; 2) street trees at various locations in the Village;
3) improved sidewalks as needed; 4) pedestrian scale lighting throughout the Village; 5)
pedestrian connections between Madison and Roosevelt Streets, 6) uniform painting of street
lights, etc. ; and, 7) public signage improvements.
The Phase 2 document was presented to the Master Plan Advisory Committee for review on
January 11, 1993. The Advisory Committee completed its review of the document and finalized
its direction to the Consultant Team and staff on March 1, 1993. The input/feedback provided by the Advisory Committee was presented to the Consultant Team for consideration in refining
the recommendations and initiating Phase 3 of the Master Plan development process.
3
PHASE 3: PRODUCTION OF THE FINAL VILLAGE REDEVELOPMENT MASTER
PLAN AND VILLAGE DESIGN MANUAL DOCUMENT:
In March of 1993, the Consultant Team began its work on the final phase, Phase 3, of the
Village Master Plan Development Process. The final phase was devoted to integrating the
conclusions of the previous studies, community comments, and recommended redevelopment
strategies into a document which will replace the current “Village Design Manual” and to a
further refinement of the Village Redevelopment Master Plan and Village Design Manual
document.
On June 9, 1993, Planning and Redevelopment Staff met with the Consultant Team to receive
the first draft of the new document and review its organization. Staffs final comments on the
first draft of the Village Redevelopment Master Plan and Design Manual were submitted to the
Consultant Team in October, 1993. Staff’s comments resulted in major revisions to the format
of the document and some of the information outlined within the Manual. Consequently, the
second draft of the new Village Master Plan and Design Manual was not presented to staff
members until January 3 1, 1994 for further review, discussion and further refinement.
The second draft of the Village Design Manual was presented to the Master Plan Advisory
Committee on May 16, 1994 by the Consultant Team. Based on the comments received from
the Committee members and further internal discussions by City staff, project staff continued
to work on the final draft of the new Manual from May, 1994 through September, 1994. The
Committee met again on October 3 and 27, 1994, November 2 1, 1994 and December 12, 1994
to continue discussion of various issues identified within the new Village Redevelopment Master
Plan and Design Manual. The additional comments received from the Advisory Committee
during the noted meetings were considered in the preparation of the final draft of the new
Manual. In general, the recommendations of the Advisory Committee were fully reflected within
the final draft of the Manual. Where staff and the Advisory Committee differed on the
recommendation to be made within the Manual, staff incorporated its recommendation.
However, the Committee’s recommendation was outlined to the Commission in a separate
report.
The final draft of the new Village Redevelopment Master Plan and Design Manual was presented
to the Master Plan Advisory Committee on June 1, 1995. A recommendation was made to the
Housing and Redevelopment Commission to approve the final draft of the Village Master Plan
and Design Manual with consideration of the any additional comments provided by the
Committee and outlined within the report to the Commission. A presentation of the final draft
will be presented to the Design Review Board and Housing and Redevelopment Commission in
June/July, 1995. Following these presentations, staff will make two (2) informational presentations to the general public. The document will then be returned to the Design Review
Board and Housing and Redevelopment Commission for adoption.
4
22
VILLAGE REDEVELOPMENT AREA MASTER PLAN
SELECTED INTERVIEWS
NOVEMBER 14 AND 15, 1991
1. Peder Norby
2. Bob Nielsen
21. Jim Betz
22. Mary Casler
3. Tony Howard-Jones
4. Marge Howard-Jones
5. Jerry Rombotis
6. Don Schempp
7. Tom Betz
8. Margaret Stanton
9. Ann Kulchin
10. Mario Monroy
11. Julie Nygaard
12. Connie Beardsley
13. Kay Christenson
14. Charlie Rowe
15. Jack Henthom
16. Lynne Cook
17. Ophie Escobedo
18. Eric Larson
19. Witt Rowlett
20. Mayor Bud Lewis
23
ATTACHMENT
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ATTACHMENT
6
i
EXISTING
VILLAGE REDEVBLOPMB'NT ARBA PERMITTED LAND USBS BY SUBAREA (EXISTING VILLAGE DESIGN NANUAL)
SUBAREA ZONING #/COLOR CATEGORY PERMITl%D/ENCOURAGED LAND USES'
1 C-l, C-Z, R-P Uses permitted by right: bona fide restaurants, boutiques, retail shops, craft shops, specialty R-3 when found to shops, professional complexes, medical be compatible complexes with labs and pharmacies, law firms, architectural and engineering firms, accounting firms, utility company offices and company headquarter offices.
2 C-l, c-2 Encouraged: Convenience centers, neighborhood commercial centers, beauty shops, beauty. R-P when found to salons, barber shops, restaurants, gas be compatible stations, coffee shops, motels, specialty retail, delicatessens, entertainment and fast foods when not incompatible with the surrounding land use.
3 C-l, c-2 Encouraged: regional headquarters, contractor's offices only, professional complexes, wholesale C-M when found to sales, furniture sales, hardware and lumber be compatible wholesale and retail sales, car washes, laundromats, small engine repair, appliance sales, tire sales, coffee shops, delicatessens, auto parts sales, artisan shops, plant nurseries.
4 C-l, C-2, and C-M Encouraged: vocational educational centers, auto-related services, contractor's yards, laundry and dry cleaning plants, storage areas, cabinet and furniture manufacturing, glass studios and electronic assembly, bakeries, rock shop manufacturing, wholesale sales distributing, moving van companies and neighborhood commercial uses.
5 C-T Encouraged: travel service areas, bona fide restaurants, convention centers, theatres, C-2 and R-3 when novelty shops, souvenir and gift shops, compatible florists and parking lots.
6 R-3, R-P Encouraged: law offices, architectural offices, medical offices without labs, contractor‘s C-l when found to offices (no storage). be compatible
7 R-3, R-P Encouraged: professional offices, law, architectural and engineering, accountants, C-l when found to medical off.ices without labs, artisan shops and be compatible other shops that offer specialty items, bona fide restaurants, travel agencies.
1 Other land uses may be permitted if compatible with surrounding uses. Other uses must
be approved by Housing and Redevelopment Commission.
42
. VILLAGE DESIGN MANUAL
R-l ZONING PERMIlTED USES:
. 0 One-Family Dwellings; 0 Accessory Buildings and structures, including private garages;
0 Greenhouses (less than 2000 sq.ft); 0 Agricultural crops; a Two-Family Dwelling (if appropriate conditions are met - see Chapter 21.10);
l Home Occupations (which meet conditions);
l Packing or sorting sheds which are less than 600 sqft. ;
l Mobile homes; 0 Small family day care homes providing care for six or fewer children; and, 0 Large family day care homes providing care for greater than six children if meets all conditions.
R-2 ZONING PE-D USES:
0 Any use permitted in the R-l single-family zone; 0 Accessory buildings and structures, including private garages; 0 Two-Family dwellings; and,
l Three or Four-Family dwellings (if appropriate conditions are met - see Chapter 21.12).
R-3 ZONING PERMI’ITED USES:
0 Any use permitted in the R-2 single-family zone;
l Child Care nurseries if appropriate play area is provided (see Chapter 21.16); 0 Group houses (bungalow courts); 0 Multiple dwellings;
l Public Parking Lot (see Section 21.16.010(6)); and,
l Senior Citizen Housing (by Cup only).
R-P ZONING PERMIlTED USES:
0
l
l
0
l
0
0
l
l
l
Administrative and executive offices;
Accountants and attorneys;
Clinic, medical and dental, including incidental laboratories aud pharmacies;
Engineers, architects and planners;
Insurance agencies and services;
Investment agencies and services, including financial institutions;
Labor union offices;
Libraries; Medical Offices and clinics, including incidental mortuaries; #
Offices, business and professional, including incidental commercial facilities such as blueprint and photocopy shops, business
machine sales, computer and data processing centers, news stores, duplicating and mimeographing service and tobacco shops;
Parking lots and parking buildings;
Public buildings other than schools; Administrative offtces for publishing houses and newspapers;
Real estate and related services;
Schools, business, vocational and professional, including art, barber, beauty, dance, drama, music and swimming;
Subdivision sales complex;
Any uses permitted in R-3 zoning;
Senior Citizen Housing (by CUP only); and,
Other similar uses which the Planning Commission/Design Review Board determine fall within the intent and purposes of
this zone district, are of comparable nature to the uses noted above and not detrimental to property in the vicinity.
43
* C-l ZONING PERMITTED USES
0
l 0
0
0
0
0
0
l
0
0
0
0
a
0
0
0
0
l
0
0
0
l
0
0
0
0
0
Accountants;
Attorneys;
Bakeries;
Barbershops or beauty parlors;
Book or stationery stores;
Doctors, dentists, optometrists, chiropractors, and others practicing the healing arts for human beings and related uses such
as oculists, pharmacies (prescription only), biochemical laboratories and X-ray laboratories;
Dressmaking or millinery shops;
Drugstores;
Dry goods or notion stores;
Engineers, architects and planners;
Florist shops;
Grocery or fruit stores;
Hardware stores;
Jewelry Stores;
Laundries or clothes cleaning agencies;
Laundromats;
Meat markets, delicatessen stores, paint stores and pet supply shops;
Private clubs, fraternities, sororities and lodges, excepting those the chief activity of which is a service customarily carried
on as a business;
Institutions of a philanthropic or eleemosynary nature, except correctional or mental;
Realtors;
Restaurants, tea rooms, or cafes (excluding dancing or entertainment and on-sale liquor);
Service Stations;
Shoe stores or repair shops;
Tailors, clothing or wearing apparel shops;
Similar establishments catering directly to consumers;
Fortunetellers; and,
The following uses are permitted by CUP only: 1) on-premises sale of liquor within a bona fide public eating place (if
conditions are met); 2) residential uses located above the ground floor of a multi-storied building when one or more of
permitted uses is located on ground floor; 3) packaged liquor stores (off-sale), if conditions are met; 4) hotels and motels;
and, 5) automobile laundries or carwashes if conditions are met.
Limitation on permitted uses (Section 21.26.020): All uses must be conducted wholly within a building except such as drive-in
restaurants, gasoline stations, electrical transformer substations and nurseries for sale of plants and flowers and similar enterprises.
C-2 ZONING PERMITTED USES:
Any use permitted in the C-l Zone;
Auto repairing;
Pet shops;
Blueprinting, photocopying, duplicating and mimeographing services;
Commercial printing and photoengraving;
Upholstering shops;
Retail, wholesale, or service businesses catering directly to the consumer; and,
The following uses are permitted by CUP only: 1) residential uses located above the ground floor of a multi-storied building
when one or more of permitted uses is located on ground floor; 2) residential care facilities; 3) professional care facilities;
4) bars, cocktail lounges and other licensed (on-sale) liquor dispensing operations not meeting the definition of bona fide
eating establishment subject to conditions; 5) hotels and motels; and, 6) automobile laundries or carwashes subject to
conditions.
Limitation on permitted uses (Section 21.28.020): All uses must be conducted wholly within a building except such as drive-in
restaurants, gasoline stations, electrical transformer substations and nurseries for sale of plants and flowers and similar enterprises.
. C-T ZONING PERMITTED USES -
l Hotels;
.o Motels; 0 Restaurants; 0 The following accessory uses are permitted if developed as an integral part of permitted use within the same structure or
parcel of land: 1) Apparel and accessories; 2) Bakeries; 3) Beauty and Barber shops; 4) commercial parking lots; 5)
confectionery stores; 6) drycleaning, laundry pickup service only; 7) florists; 8) health club or spas; 9) novelty and/or
souvenir stores; 10) stationery stores; and 11) travel agencies.
0 Automobile service stations (incl. auto laundries and carwashes), subject to conditions, may be allowed by CUP only if found
that the use will not adversely affect the viability or use of the area as a commercial-tourist district.
0 The following uses may also be allowed by CUP only: 1) bus passenger terminals, produce stores or stands, recreation
facilities, commercial; 4) restaurants that provide drive-m, drive-through, or take-out service; and, 5) bed and breakfast uses.
C-M ZONING PERMITTED USES:
0
0
0
0
l
l
0
0
0
0
0
0
l
0
0
0
0
0
0
0
0
0
0
l
0
Any uses permitted in C zones except: hotels, motels, and auto courts; hospitals; residential care facilities; professional care
facilities, private clubs, fraternities, sororities and lodges; and institutionsof philanthropic or eleemosynary nature, including
correctional and mental;
A dwelling on the same lot on which a factory is located when such dwelling is used exclusively by a caretaker or
superintendent of such factory and his family;
Assembly of electrical appliances;
Auction houses or stores;
Boat building;
Building material storage yards;
Cabinet shops;
Carpet cleaning plants;
Ceramic products manufacturing:
Cleaning and dyeing plants;
Frozen food lockers;
Glass studios;
Laboratories, experimental, motion picture, testing;
Laundries;
Lumber yards;
Musical instrument mauufacturing;
Plumbing shops and plumbing shop supply yards;
Public scales;
Parcel service delivery;
Wholesale businesses, storage buildings and warehouses;
Body and Fender works, including painting;
Feed and Fuel yards;
Machine shops;
Sheet metal shops; and,
Tire rebuilding, recapping and retreading.
4s
t
ATTACHMENT
7
VILLAGE REDEVELOPMENT MASTER PLAN
DESIGN MANUAL
FINAL MASTER PLAN ADVISORY COMMITTEE COMMENTS
The following provides a summary of the final comments made by the Master Plan Advisory
Committee on the new Village Redevelopment Master Plan and Design Manual and Housing
and Redevelopment Commission Policies and Procedures Manual and identification of any
outstanding issues. These comments are forwarded to the Housing and Redevelopment
Commission for consideration during final adoption of the new documents. Also, attached is
a copy of the minutes from the final meeting of the Advisory Committee held on June 1,
1995.
General Comments
Q?l The Committee was very pleased with, and proud of, the final product. They felt that
it addressed a number of issues/concerns which have been outstanding for a number
of years. It establishes a “vision” and goals and objectives for the Village which have
never been articulated before and result in a very desirable, pedestrian-friendly
environment.
a Discussion was held on various points outlined, or language provided, within the new
documents but few changes were recommended/made to the document. Where staff
. and the Advisory Committee agreed that changes/corrections were appropriate or
necessary, these changes will be made before the final document is printed. The noted
language changes or corrections are outlined within the attached minutes from the
Advisory Committee meeting.
@+A The Committee generally agreed that they did not want to see large franchise
businesses “invading” the Village Area. Staff indicated that the best method for
regulating the big businesses will be the development standards and design guidelines
outlined within the new Village Master Plan and Design Manual. The Committee
agreed to simply have their concerns noted but no changes were proposed to the new
document in response to this concern.
@2?l There was very little discussion on the proposed Housing and Redevelopment
Commission Policies and Procedures Manual. However, the Committee did agree to
support adoption of the Manual and allow the Housing and Redevelopment
Commission the flexibility to approve appropriate policies and procedures to be
incorporated into the document.
MPAC COMMENTS
PAGE 2
Issue Identification
The Master Plan Advisory Committee and City Staff had very different opinions on only one
issue within the final drafts of the Village Redevelopment Master Plan and Design Manual
and Housing and Redevelopment Commission Policies and Procedures Manual. This issue
was related to the SIDEWALK SIGNS (A-Frame, Sandwich Board or Free Standing):
a- The Master Plan Advisory Committee strongly recommended that “A-Frame”,
“Sandwich Board” or “Free Standing” Signs be allowed on the public sidewalks
within the Village Redevelopment Area. The design standards would, however, still
need to be further developed and issues such as proliferation, processing, etc. also
would need to be addressed.
a- Staff recommended within the final draft of the new document that Sidewalk Signs
such as A-Frame or Sandwich Board signs only be permitted for directory purposes
for businesses which do not have direct street frontage; they would be more like a
tenant directory sign within the public right-of-way. In the opinion of staff, sidewalk
signs are not consistent with the goals and objectives outlined within the new
document and therefore are not appropriate to incorporate into it. However, if the
Commission chooses to allow these signs, standards for sidewalk signs would be
incorporated into the new document before the final print.
The new Village Redevelopment Master Plan and Design Manual and Housing and
Redevelopment Commission Policies and Procedures Manual are very comprehensive
documents which contain a significant number of new standards and guidelines for future
development within the Village Redevelopment Area. They establish a new direction for the
Redevelopment Area which represents a more pro-active approach to private development
within the Village. Although the sidewalk signs are a major area of disagreement, both staff
and the Advisory Committee are pleased that there was general agreement on a number of
other very significant matters, such as land use, development standards, design criteria,
parking, outdoor dining, etc.
MINUTES OF:
MEETING DATE:
MEETING PLACE:
CALL TO ORDER: Meeting called to order by Chairperson Steve Fehlhaber at 6:OSpm.
MEMBERS PRESENT: Steve Fehlhaber, Jim Nelson, Mario Monroy, Thomas Blake, Ofelia
Escobedo, Witt Rowlett, Tom Erwin, Sandy Whitmer
ABSENT:
STAFF PRESENT:
OTHERS PRESENT:
MASTER PLAN AD HOC ADVISORY COMMITTEE
JUNE 1, 1995
HOUSING AND REDEVELOPMENT CONFERENCE ROOM
2965 ROOSEVELT STREET, SUITE B
Tom Betz, Belynn Gonzales, Jerry Rombotis
Debbie Fountain, Housing and Redevelopment Department
Evan Becker, Housing and Redevelopment Department
Matt Hall, Councilmember
Leann Lilinthal, Business Owner
Bob Nielson, Business Owner/Planning Commissioner
John Jones, Resident
Alan Wanamaker, Business Owner/Village Business Association Co-
Chair
COMMENTS FROM AUDIENCE:
No comments from audience on non-agenda items.
I. Village Design Manual
Per Debbie Fountain, Housing and Redevelopment Department, the purpose of the meeting was primarily
to allow the Committee members the opportunity to discuss their comments on the final draft of the new
Village Master Plan and Design Manual. Staff was not going to make a presentation but simply open the
meeting up to discussion by the Committee. The following items were raised as points for discussion:
1. A-Frame Signs - Why was the Committee’s recommendation to allow A-Frame Signs not
incorporated into the final document?
2. Set-Backs - Add word “minimum” to each noted set-back.
3. Parking Program Fee - Is l/3 percentage for Fee appropriate?
1
MPAC MINUTES
June 1, 1995
Page 2
4. Development Standards for Mixed Use projects which include residential.
5. Village Scale/Small Scale Development - Large businesses/Franchises consistency with the Plan.
6. Goals & Objectives - Re: Parking
7. Tourism focus and lack of references to the Beach.
8. Sidewalk Cafes - 5 ft. minimum clearance.
9. Non-Conforming Uses - Allowing Intensification or Expansion of the Business.
10. Changeable Letter Signs, Public Service Signs, Window Signs and Restaurant Signs - Standards
and whether they should or should not be allowed.
The Committee proceeded to discuss each of the above issues. The comments of the Committee are
summarized below.
The Committee members inquired as to why the Committee’s recommendation on Sidewalk Signs (i.e.,
A-Frame or Sandwich Board) was to included within the final draft document. It was explained by Debbie
Fountain that staff does not believe that Sidewalk Signs are desirable, can be effectively regulated or are
consistent with the goals and objectives of the new Village Master Plan and Design Manual. Therefore,
the professional opinion of Staff is that these type of signs should not be permitted within the Village.
Since staff could not support the Advisory Committee’s recommendation, it was not incorporated into the
new document. However, staff assured the members present that the Committee’s recommendation would
be clearly presented to the Housing and Redevelopment Commission/City Council for consideration. If
the Commission/Council agrees to allow the Sidewalk Signs, then the document will be revised and
design standards and location criteria for the signs will be incorporated into the new document. Tom
Erwin suggested that the Chair represent the Committee at the public hearings on this issue.
Learn-t Lilinthal, a Village Business Owner, commented to the Committee that she was very upset that
staff was not supporting the businesses on the Sidewalk Sign issue. She stated that her business must have
the Sidewalk Sign to be successful and felt that staffs recommendation would seriously hurt her business.
Ms. Lilinthal submitted a letter to the Advisory Committee for the Committee’s use in making a
presentation to the Commission/Council on this matter. The letter has been incorporated by reference
into these minutes.
On the issue of set-backs, staff agreed to add the word “minimum” to the set-back standards for
clarification purposes. Also, Staff will be working with a consultant to review the fee structure for the
Parking In-Lieu Fee Program. If the l/3 percentage is not appropriate, it will be changed. The Fee will
be set by the Housing and Redevelopment Commission.
2
MPAC MINUTES
June 1, 1995
Page 3
Tom Erwin left the meeting at approximately 7:OOpm.
The Committee requested that language be added to the document which permits the Redevelopment
Agency to conduct the Parking Utilization Survey for the Parking In-Lieu Fee Program more often than
on an annual basis, if necessary. If someone complains about parking, then the Agency should have the
ability to conduct one or more surveys during the year to address the issue of public parking lot
utilisation and whether or not there is adequate parking to continue the In-Lieu Fee Program.
The Committee members agreed that there should be exceptions allowed for increased height on mixed
use projects which include residential. The final draft indicates that no height increases would be allowed
for residential units. The Committee felt this “no exception to height rule” is appropriate for a single
family home but did not feel that mixed used projects which include residential units should be absolutely
restricted to the height limits noted within the final draft. Mixed use projects should be allowed to exceed
the height limit if they meet the criteria for exceptions outlined within the new document. Staff agreed
to some language modifications within the document which will allow for exceptions to the height for
residential under specific criteria.
The Committee expressed concern that the minimum requirement of 20% open space for new projects
may be too restrictive for mixed use projects. No agreement was reached, however, on what percentage
of open space was more desirable. So, no changes were recommended to the document.
The Committee generally agreed that they did want to see large franchise businesses “invading” the
Village Area. The Committee members like the Village Scale and character currently demonstrated within
the new document but were concerned that a business like Blockbuster could meet the design criteria and
be allowed to open a store in the Village. The Committee generally believed that these type of businesses
should not be encouraged to locate in the Village. Staff indicated that the best method for regulating the
big businesses will be the development standards and design guidelines outlined within the new document.
Staff does not believe that it would be appropriate or advisable to incorporate any statements within the
document which would restrict franchise or “big businesses” from locating within the Village. The
Committee agreed to simply have their concerns noted but no changes were proposed for the new
document.
The issue was raised that there should be more emphasis on parking and the beach within the new
document. However, since no additional language could be developed to incorporate into the new
document, no recommendations were made to modify the final draft. The Committee agreed to simply
note that parking is a big issue for the Village and that the beach is an important draw for the Village and
should be respected as such. Staff commented that additional work will be completed to identify potential
sites for new public parking lots but that this information will not be incorporated into the new document.
It will be used as a tool for providing additional public parking in the area over time.
The Committee discussed the requirement within the “Sidewalk Tables Standards” which requires a clear
pedestrian space of 5 feet. Staff stated that each of the sights where tables currently are located on the
sidewalks were visited to determine the impact of the new requirements. All of the existing locations can
comply with the new standards with some modifications. For example, Don’s Country Kitchen on
3
MPAC MINUTES
June 1, 1995
Page 3
Roosevelt Street will need to change to square or rectangular tables and place them up against the wall
with no more than 4 chairs per table. They will then be able to provide a clear 5 feet of pedestrian
walkway. The Caldo will need to rearrange their tables. Generally, however, all of the eating
establishments with existing tables will be allowed to retain their use of outdoor tables. No
recommendations were made to change any of the standards noted for the sidewalk tables.
The Committee discussed the various sign types which are to be prohibited within the Village. Comments
were made on the “Changeable Letter Signs” and “Public Service Signs”. Changeable letters will only
be permitted on approved Marquee Signs but the Committee thought they should be allowed for Gas
Stations as well. Staff responded that the changeable price signs are covered separately for gas stations
and staff would make sure that it is clear that changeable signs for prices is acceptable. A better definition
is needed for “Public Service Signs”; it is currently not clear want constitutes a public service sign. Staff
agreed to revise the document as appropriate.
A question was raised as to the appropriateness of the limitation of restaurant menu signs to 4 square feet.
The final determination was that 4 sq.ft was appropriate as a maximum size for the menu sign. The
concern was also raised that clarification should be provided that window sign only means the information
on the window and not displays or other business items near the window.
Action: The Master Plan Advisory Committee unanimously (7-O) approved a recommendation to the
Housing and Redevelopment Commission to approve the final draft of the new Village Master
Plan and Design Manual and to consider the additional comments provided by the Committee
specifically related to the Sidewalk Signs. Motion made by Jim Nelson, seconded by Mario
Monroy.
Ayes: Fehlhaber, Rowlett, Nelson, Escobedo, Whitmer, Monroy, Blake
Noes : None.
Absent: Erwin, Gonzales, Betz, Rombotis
Abstain: None.
II. Housing and Redevelopment Commission Policv and Procedures Manual
The Committee did not have much discussion on the Policies and Procedures Manual. They, however,
felt that they could support the adoption of the Manual by the Housing and Redevelopment Commission
and that the policies should help to implement the new Village Master Plan and Design Manual.
Action: The Master Plan Advisory Committee approved a recommendation to the Housing and
Redevelopment Commission to support the adoption of a Housing and Redevelopment
Commission Policies and Procedure Manual. Motion made by Mario Monroy, seconded by Otie
Escobedo. Member Rowlett abstain due to fact that he had not had adequate time to review the
Policies and Procedures Manual.
52
MPAC MINUTES
June 1, 1995
Page 4
Ayes: Fehlhaber, Nelson, Escobedo, Whitmer, Monroy, Blake
Noes: None.
Absent: Erwin, Gonzales, Betz, Rombotis
Abstain: Rowlett.
ANNOUNCEMENTS
Chairperson Report - Chairman Fehlhaber acknowledged the contributions to the document made by Matt
Hall through his leadership of the Committee for several years. He also thanked all of the Committee
members for their participation on the Committee and their commitment to developing a quality Village
Master Plan and Design Manual
Director Report - Evan Becker thanked all of the Committee members for their participation,
Next Meeting - This was the last meeting of the Advisory Committee unless the Housing and
Redevelopment Commission/City Council provide additional instructions to the Committee. Staff will
forward a copy of the final document to each of the Advisory Committee members for their information.
The meeting of the Master Plan Advisory Committee of June 1, 1995 was adjourned at approximately
9: 1Opm.
Respectfully submitted,
DEBORAH K. FOUNTAIN
Senior Management Analyst
5
53
- EXHIBIT 4
HOUSING AND REDEVELOPMENT
COMMISSION
POLICIES AND PROCEDURES
MANUAL
VILLAGE REDEVELOPMENT PROJECT AREA
. INDEX
HOUSING ANIl REDEVELOPMENT COMMISSION
POLICIES AND PROCEDURES MANUAL
I 2
3
4 F 5
6
I 13
I 14
Title of Policy
Adoption of Commission Policy and Procedure Statements
Establishment of In-Lieu Fee Formula for Parking Program
Date Adopted
Outdoor Displays in the Village Redevelopment Area
Review of Redevelopment Project Applications
Economic Assistance and Incentives in the Village
Redevelopment Project Area
5’5
Village Redevelopment Area
Housing and Redevelopment Commission
Policy Statement
General Subject: ADMINISTRATION
Specific Subject: Adoption of Commission Policy and
Procedure Statements
Policy No. 1
Date Issued:
Effective Date:
Cancellation Date:
Sunersedes No. :
Page No.: 1 of 1
Copies to: Housing and Redevelopment Commission, City Manager, City Attorney, Housing and
Redevelopment Director, Department and Division Heads, Employee Bulletin Boards, Press, File.
Pumose:
To clearly identify policies and procedures of the Housing and Redevelopment Commission not covered by
ordinances, the Village Redevelopment Plan, and/or the Village Redevelopment Master Plan and Design Manual,
and to make such policies and procedures of the Housing and Redevelopment Commission readily available to all
concerned.
Statement of Policv:
The purpose of this policy is to establish the Housing and Redevelopment Commission Policy and Procedures
ManuaZ. The Policy and Procedures Manual shall be in a loose-leaf form.
Policies and procedures of the Commission shall not conflict with any ordinances of the City, the Village
Redevelopment Plan and/or the Village Redevelopment Master Plan and Design Manual. All policies and
procedures must receive at least four (4) affirmative Housing and Redevelopment Commission votes to be included
within the Policy and Procedures Manual.
All policies and procedures shall be in writing and include, as required:
(1) Background of the Procedure or Policy
m Purpose of the Procedure or Policy
(3) Statement of the Policy and/or Procedure
Procedure
A.
B.
C.
D.
E.
Any member of the Housing and Redevelopment Commision, the Executive Director of the
Redevelopment Agency (City Manager), the Housing and Redevelopment Director or the City Attorney
may place a proposed policy or procedure on the Housing and Redevelopment Commission Agenda,
provided that a written statement of the proposal is distributed prior to Commission consideration.
The Commission may direct that a policy or procedure be developed and assign its creation to a member of
the Commission or the City Manager.
Prior to final adoption, the City Manager, in cooperation with the City Attorney, shall assign a brief title
and place the policy or procedure within a prescribed format. The prescribed format is demonstrated by
this policy statement.
Following adoption of the policy or procedure, the Manual shall be indexed and printed for general
distribution to the Housing and Redevelopment Commission officials and other interested parties.
For any policy or procedure which has a potential impact on coastal resources, the policy or procedure
shall be approved by the Coastal Commission in addition to the Housing and Redevelopment Commission
prior to it becoming effective.
Village Redevelopment Area
Housing and Redevelopment Commission
Policy Statement
General Subject:
Specific Subject:
PARKING PROGRAM
Establishment of formula for the In-
Lieu Fee Parking Program
Policv No. 2
Date Issued:
Effective Date:
Cancellation Date:
Suuersedes No. :
PageNo.: 1 of2
Copies to: Housing and Redevelopment Commission, City Manager, City Attorney, Housing and
Redevelopment Director, Department and Division Heads, Employee Bulletin Boards, Press, File.
BACKGROUND:
The Village is the oldest developed portion of the City of Carlsbad and as a consequence is characterized by many
small lots under multiple ownership. This condition substantially inhibits creative and desirable building use
changes, expansion of successful businesses and the redevelopment of properties to more appropriate uses. Given
relatively high land costs, small properties are not able to generate enough revenue producing space as well as
provide the required on-site parking. In general, the basic parking requirements are reasonable based on parking
demand for various land uses. However, the Redevelopment Agency determined that an option needed to be
provided to developers/property owners for meeting the on-site parking requirements to encourage redevelopment
activities.
Upon adoption of the new Village Redevelopment Master Plan and Design Manual for the Village Redevelopment
Area in 1995, a new parking program was established which allows developers/property owners to pay an in-lieu
fee to cover a portion of the on-site parking requirement (up to 100% of the on-site parking in certain cases) for a
proposed redevelopment project. This allows a portion of the parking for a private project to be provided within
public parking lots throughout the Village Redevelopment Area. The developer/property owner, through payment
of the in-lieu fee, assists the Redevelopment Agency in providing the public parking to accommodate the demand
created by redevelopment projects.
PURPOSE:
The In-Lieu Fee policy has been established to allow developers/property owners the opportunity to make
payments to a parking in-lieu fee fund which will be used to finance the provision/development of public parking
at existing facilities or facilities to be constructed at some future date to accommodate public need. The purpose of
this Commission policy is to establish the formula for setting the in-lieu fee.
POLICY/PROCEDURE:
The formula for setting the Parking In-Lieu Fee for projects within the Village Redevelopment Area shall be as
follows:
The In-Lieu payment for each parking space required to meet an on-site requirement for a private development
project shall be set at one-third (1/) of the estimated cost of producing a new public parking space within a two (2)
level (maximum) above ground parking structure.
The justification for setting the In-Lieu Fee Payment at one-third (Y3) of the cost of producing a new public parking
space within a two (2) level above ground parking structure is 1) public parking is partly a responsibility of the
Carlsbad Redevelopment Agency; 2) public parking should be partially subsidized to promote redevelopment
activities; 3) in most cases, the Agency will be able to charge a fee several times for the same public parking space
based on the fact that public parking lots operate on a “shared use” basis; some businesses have greater demand for
public parking in the morning, others in the afternoon and some in the evening.
Policy No. 2 Page No. 2 of 2
POLICY/PROCEDURE (CONT):
In addition, the parking spaces within a public parking lot shall remain “public” at all times. Businesses/property
owners paying the In-Lieu Fee shall nc~ have exclusive or semi-exclusive use of any spaces within a public parking
lot. Therefore, they should not be required to bear the entire cost of producing a public parking space.
Due to the fact that it has been determined that the Redevelopment Agency should partially subsidize the
construction of public parking lots in the Village and at least two (2) business/property owners will be sharing the
cost of producing a single public parking space, a Parking In-Lieu Fee set at one-third (I/) of the cost of producing
a new public parking structure, including land costs, within a two (2) level above ground parking structure is
reasonable and appropriate. The estimated cost of construction for a two (2) level “above ground” parking structure
has been selected as the base figure for determining the Village Parking In-Lieu Fee for the following reasons:
High Land Costs within the Village. Due to high land costs within the Village of Carlsbad, it is more
cost effective for public parking lots to be constructed within structures rather than surface lots. Although
structures are actually more expensive to construct than surface lots, parking structures offer the
opportunity to provide a greater number of total parking spaces and ultimately reduce the per space land
cost for producing public parking spaces.
Two Level Structure. A two (2) level structure was selected because in all likelihood, the Agency will not
construct parking structures which exceed two (2) levels above ground. A greater number of levels within a
parking structure would _not be consistent with the “design vision” for the Village Redevelopment Area as
established within the Village Design Manual (1995).
Underground/Subterranean Parking: Structure. Construction of underground/subterranean or semi-
subterranean parking was not considered to be an appropriate basis for setting the Parking In-Lieu Fee
because this type of parking is much more expensive to produce and most likely will not be pursued by
the Redevelopment Agency unless part of a private development project. If subterranean or semi-
subterranean public parking is produced as part of a joint development partnership between a private
developer and the Redevelopment Agency, the developer and/or the Agency will share in a greater
percentage of the cost of producing this parking. Therefore, a business/property owner wishing to
participate in the Parking In-Lieu Fee program should not be required to bear the additional cost associated
with constructing a subterranean or semi-subterranean public parking lot.
The Housing and Redevelopment Commission believes that the construction of a two (2) level above ground public
parking lot represents a “middle approach” for setting the In-Lieu Fee for the Village Parking Program. Although
the Parking In-Lieu Fee funds may also be used for maintaining existing public parking lots, including leasing or
purchasing of property related to those existing lots and/or general upkeep, the general premise for establishing the
formula for setting the fee is that new public parking lots will need to be constructed to meet the demand for
parking created by land use changes, intensification of land use, and/or new development within the Village.
Therefore, it is appropriate to set the Parking In-Lieu Fee at a rate which reflects the costs of new construction of
public parking lots.
All Parking In-Lieu Fees collected within the Village Redevelopment Area shall be deposited into a Parking In-
Lieu Fee Fund. The fund shall be administered by the Carlsbad Redevelopment Agency and shall be used solely
for the purposes of providing/developing public parking facilities within the Village Redevelopment Area.
The dollar amount and method of the In-Lieu Fee payment shall be fixed by a schedule adopted, from time to
time, by resolution of the Housing and Redevelopment Commission. The formula for calculating the dollar amount
of the fee shall be consistent with this policy.
58
.
Village ReL,ivelopment Area
Housing and Redevelopment Commission
Policy Statement
General Subject: OUTDOOR DISPLAYS
Specific Subject: Establishment of criteria for types and
location of outdoor business displays
Policy No. 3
Date Issued:
Effective Date:
Cancellation Date:
Suuersedes No. :
Pane No. : 1 of 2
Copies to: Housing and Redevelopment Commission, City Manager, City Attorney, Housing and
Redevelopment Director, Department and Division Heads, Employee Bulletin Boards, Press, File.
BACKGROUND:
Over the years, the number of businesses within the Village Redevelopment Area placing displays (including
clothes racks, food items, publications, etc.) outside their buildings and within the public right-of-way (on the
sidewalks) have substantially increased. Although outdoor displays often assist in the effort to maintain the
desirable friendly “village” atmosphere, concern has been expressed about the uncontrolled proliferation of these
outdoor displays within the public right-of-way. The concern has been related primarily to visual appeal of these
outdoor business displays and access to the public sidewalks. Due to the fact that great effort is being made to
create a Village which is “pedestrian friendly” and is aesthetically appealing, it has been determined by the
Housing and Redevelopment Commission that a policy is required which indicates how many displays a business
may place outdoors and within the public right-of-way, specifically on the public sidewalks, as well as the type of
display and its location.
PURPOSE:
This Outdoor Business Display policy has been established to set standards for 1) the number of outdoor business
displays permitted for an individual buisness; 2) the types of outdoor displays permitted for an individual business;
and, 3) the location of outdoor displays within the public right-of-way. This policy may be revised from time to
time to reflect changes in the desired standards for the outdoor displays
POLICY/PROCEDURE:
The following Outdoor Display Policy is established for the Village Redevelopment Area only:
1. Each individual business within the Village Redevelopment Area shall be allowed a single (1) business
display to be located outside the walls of the subject business building and within the public right-of-way.
This display may include, but is not limited to:
a A single rack of clothing or accessory items, including shoes;
0 A rack of magazines, newspapers and/or books;
0 A Flower or craft display cart; or,
0 A table with various business-related items sold within the building, such as that used for a
“sidewalk sale”.
2. These business displays shall not contain any information which would routinely be placed on a business
sign located on the building such as the name or.type of business, hours of business operation, business
logo, brand name information, etc. The business display may include a sign which indicates the price of
the display item(s) or simply indicates a “sale” on the item(s).
Policy No. 3 Page No. 2 of 2
POLICY/PROCEDURE (C0NT-l:
3. An outdoor business display shall not exceed five (5) feet in height, 6 feet in width, and 3 feet in depth.
Base: 3’ Maximum
4. An outdoor business display shall be placed adjacent to and parallel to the subject business building. These
displays shall not be placed adjacent to the street curb or perpendicular to the subject business building. A
clear area of at least five feet (5’) in width must be maintained for pedestrian use between the street curb
and the outer edge of the business display. A clear area of five feet (5’) in width must also be maintained
to building entries. A outdoor business display shall not encroach upon the building frontage of an adjacent
business. .
5. A single business display may consist of several individual business items, without a rack, cart, table or
shelf of some type. However, the various display items must be placed together in a single location in front
of, and adjacent to, the subject business building. The display items shall not be spread out along the entire
front of the subject building. Any single business display shall fit into an “imaginary box” with the
dimensions noted above (3’ wide X 6’ long). The height of any item within the display may not exceed
five feet (5’). Also, the display of items must be placed adjacent to building and allow five feet (5’) of
pedestrian walkway between the curb and outer edge of the widest display item.
6. If a business has outdoor tables located within the public right-of-way, no additional business displays shall
be permitted.
7. All outdoor business displays shall be located in a manner which does not cause an obstruction for
pedestrians and/or site distance problems for vehicles.
8. No outdoor business displays shall obscure or interfere with any official notice or public safety sign or
device.
9.
10.
11.
All business displays within the public right-of-way shall be temporary. The displays shall be placed
outside during hours of business operation only. No permanent outdoor displays shall be permitted within
the public right-of-way.
All business displays shall be continuously maintained in a state of order, security, safety and repair.
All business displays shall be tasteful and assist in creating a top quality shopping environment. No display
shall contain obscene, indecent or immoral matter.
Village Redeveqment Area
Housing and Redevelopment Commission Policv No. 4
Policy Statement Date Issued:
Effective Date:
General Subject: REDEVELOPMENT PROJECTS Cancellation Date:
SuDersedes No. :
Specific Subject: Staff Review of Applications for Pane No. : 1 of2
Redevelopment Projects
Copies to: Housing and Redevelopment Commission, City Manager, City Attorney, Housing and
Redevelopment Director, Department and Division Heads, Employee Bulletin Boards, Press, File.
BACKGROUND:
With adoption of the new Village Redevelopment Master Plan and Design Manual in 1995, the Carlsbad
Redevelopment Agency accepted the challenge to actively facilitate the approval and construction of desirable
redevelopment projects. In accepting this challenge, the types of redevelopment permits were expanded from two
[2) to four (4) types: Minor Administrative, Major Administrative Permits, Minor Redevelopment Permits and
Major Redevelopment Permits. The Minor and Major Administrative Permits were added which allow approval by
ihe Housing and Redevelopment Director; these permits do not require review by the Design Review Board and/or
Housing and Redevelopment Commission unless there is an appeal of the Director’s decision. The administrative
permits relate primarily to improvements and/or land use changes within existing buildings. All new construction
3f buildings shall still require approval of a Minor or Major Redevelopment Permit by the Design Review Board
and/or Housing and Redevelopment Commission. The types of permits were revised to assist with more
Expeditious processing of redevelopment permits. The new system of permits results in fewer projects which
require action by the Design Review Board and/or Housing and Redevelopment Commission.
PURPOSE: :
This policy establishes the procedures to be followed by staff to insure an orderly and expedited review of all
applications for minor and major redevelopment projects which require consideration by the Design Review Board
and Housing and Redevelopment Commission.
POLICY/PROCEDURES:
lt is the policy of the Housing and Redevelopment Commission to require that all applications for redevelopment
projects have appropriate review before they are scheduled for consideration by the Design Review Board and/or
Housing and Redevelopment Commission. It is also the policy of the Commission to ensure that, whenever
possible, the process is expedited or completed as quickly as possible. In this regard, the following procedures
shall apply:
1. Before an application is submitted for a Minor or Major Redevelopment Permit, the applicant shall be
encouraged to meet directly with the Housing and Redevelopment Director, or appropriate staff member, to
discuss the proposed project. During this meeting, the applicant will receive instructions on how to
properly apply for a redevelopment permit. The applicant will also receive preliminary comments on any
issues which may be related to the proposed project and a copy of the Village Design Manual which
includes information on development standards, site and building design guidelines and parking.
2. If so desired by the applicant, Housing and Redevelopment Staff will complete a complimentary
preliminary review of the site plan and building design, with assistance from other City departments,
before a forma1 application is submitted for consideration.
Policy No. 4 Page 2 of 2
3.
4.
5.
6.
7.
Once the formal application is filed with the City, Housing and Redevelopment Staff will coordinate review
of the application by appropriate City departments to determine its completeness for further processing.
Within thirty (30) days maximum, a letter will be forwarded to the applicant outlining whether or not the
application is complete and identifying any project issues which may need to be addressed by the applicant.
If the application is not complete, the letter will outline the items which must be submitted to complete the
application.
When the application is deemed complete, a more comprehensive review of the application will be
conducted by appropriate City departments. Staff will work closely with the applicant to resolve any issues
related to the project. Every effort will be made by Staff to quickly identify reasonable solutions to any
issues which may be created by the development standards established specifically for the Village
Redevelopment Area and/or the City as a whole. Staff will also work closely with the applicant to resolve
any design issues which may be related to the proposed project. Once identified issues are resolved,
Housing and Redevelopment Staff will prepare the appropriate project reports , including staff
recommendations , and forward them to the Design Review Board and/or Housing and Commission for
action. The Planning Department shall be responsible for completing the appropriate environmental review
and applicable documentation to be included within the staff report. The Housing and Redevelopment
Director shall set the agenda and schedule the project for review by the Design Review Board. The City
Manager shall set the agenda and schedule projects for review by the Housing and Redevelopment
Commission, as appropriate.
If staff and the applicant are unable to satisfactorily resolve specific issues related to the project within a
reasonable period of time, the applicant may request that the project application be immediately submitted
to the Design Review Board for preliminary consideration. The Design Review Board will provide
instructions to the applicant and/or staff as to how the outstanding issues should be resolved or addressed.
In the report to the Design Review Board, staff shall outline the unresolved issues and indicate the manner
in which both staff and the applicant have proposed to resolve the issues. Within this report, there will be
no recommendation regarding approval or denial of the permit or conditions to be placed on the project.
This will simply be a working session which allows feedback from the Design Review Board regarding the
unresolved issues. Following this review and acting upon instructions of the Design Review Board, staff
and the applicant will finalize the project plans and application. The project will then be resubmitted to the
Design Review Board for final action, following consideration of any public input and review of
appropriate reports, recommendations, and conditions proposed by staff.
As required, the redevelopment project application will then be forwarded with appropriate reports and
recommendations to the Housing and Redevelopment Commission for final action.
Once action has been taken by the Design Review Board and/or Housing and Redevelopment Commission,
the processing of a minor or major redevelopment permit shall be complete. If the application is approved,
the Housing and Redevelopment Director shall issue the appropriate redevelopment land use permit. The
applicant will then be able to complete the process for obtaining applicable building and other permits
related to construction of any buildings and on-site or off-site improvements related to the project.
Village Reoc. I elopment Area
Housing and Redevelopment Commission
Policy Statement
General Subject:
Specific Subject:
REDEVELOPMENT PROJECT AREA
Economic Assistance and Incentives in
the Redevelopment Project Area
Policv No. 5
Date Issued:
Effective Date:
Cancellation Date:
Supersedes No. :
PageNo.: 1 of4
Copies to: Housing and Redevelopment Commission,’ City Manager, City Attorney, Housing and
Redevelopment Director, Department and Division Heads, Employee Bulletin Boards, Press, File.
BACKGROUND:
Although the Carlsbad Village Redevelopment Area is relatively small (approximately 200 acres), there is a .
significant potential for economic growth. The construction, renovation and improvement of property within the
area has provided jobs and enhanced real estate values for the residents of the area, and created tax revenues for
the City and Redevelopment agency. The primary purpose of the Redevelopment Agency is to encourage this type
of economic development and improvement in the quality of life in the project area.
From time to time the Redevelopment Area has the opportunity to attract business or promote development that
will provide a significant benefit in the form of increased employment, elimination of blight or blighting
influences, and/or the creation of significant tax revenues to the Redevelopment Agency and City of Carlsbad.
Many times there is no action required on the part of the Agency other than assisting to identify a potential site and
facilitation of the permit process. These efforts can succeed on their own without governmental assistance.
However, there are also times when the potential development justifies economic assistance or incentives to aid in
project feasibility and/or attraction of a project and its associated benefits. In these cases, the role of the Agency
may shift from being a facilitator to one of being a more active participant in the development as a lender or
investor using public funds.
The Agency has not generally been involved in providing financial assistance, or incentive type funding, to private
developers for projects in the Village. Although Redevelopment law permits the Agency to provide financial
assistance for projects which provide a public benefit and advance redevelopment objectives, the Agency has
focused its financial efforts to date primarily on public infrastructure improvements. With the direction to prepare
a Master Plan in 1992 for the Village, it was recognized that the Agency needs to take a more aggressive,
proactive approach to redevelopment. This change in approach to redevelopment in the Village was further
demonstrated by approval of the 19952000 Village Redevelopment Implementation Plan in January 1995, which
includes funding to facilitate private commercial development activities.
PURPOSE:
1) To establish a process and methodology for evaluating cases where economic assistance has been requested
for a development proposed for the Village Redevelopment.
2) To provide guidance to Agency/City staff for processing financial assistance requests and in making
appropriate recommendations to the Housing and Redevelopment Commission, and to provide information
to the development and business community on the types of assistance the Agency may consider and the
circumstances under which that assistance may be provided to a project.
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Policy No. 5
POLICY:
Page No. 2 of 4
The Housing and Redevelopment Commission may consider extending financial assistance to a private development
project in the Village Redevelopment Area on a project by project, case by case basis. Before providing financial
assistance to a given development project, the Commission shall find that either 1) an economic need for the
assistance has been shown by a project that will further the goals of the Commission, or 2) an important public
benefit has been clearly demonstrated which is commensurate with the assistance to be provided to the project.
This policy establishes the assistance and incentive tools available to the Carlsbad Redevelopment Agency, the
evaluation process, measures and conditions under which those tools may be considered and utilized by the
Housing and Redevelopment Commission, and the process to be used in accepting and evaluating any request for
assistance.
The Commission’s policy on the use of financial assistance to private projects in the Village Redevelopment Area
shall be as follows:
1.
2.
3.
4.
5.
The Housing and Redevelopment Commission may consider assisting development in the redevelopment
area under the provisions of this policy when, in the Commission’s opinion, a development or business in
the Redevelopment Area will provide a significant public benefit to the Area.
The Housing and Redevelopment Commission shall have the sole discretion to approve or deny a proposal
for assistance under this program. The determination of the Commission shall be final.
The Applicant shall provide Agency/City staff with all information necessary to property evaluate the
financial assistance proposal. The Housing and Redevelopment Director shall have the authority to request
information on behalf of the Commission as may be necessary to complete the evaluation.
The Applicant shall provide a full and complete disclosure of all individuals involved in the project,
whether owners, partners (general or other), investors, or stock holders.
All financial assistance requests/proposals for private development projects will be considered by the
Agency/Commission according to the following criteria:
A. Economic need for Fmancial assistance demonstrated by the development proforma and operating
statements for the project. The financial information shall provide, at a minimum, the following:
l Development Costs 0 Sources of Funds (debt and equity) a Operating Costs and Revenues 0 Debt Financing Terms
l Net Operating Income 0 Return on Investment (return on cost and equity)
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Policy No. 5 Page No. 3 of 4
6.
B. The measure of direct economic public benefits generated by the project,These include:
0 The number of jobs created by the project and the benefit of such jobs to the Area and the
City.
a The amount of increased sales, property or transient occupancy tax to be received by the
Area and/or City as a result of the project.
C. Redevelopment Benefits which include ways by which the project serves redevelopment objectives
through:
0 A specific instance of blight elimination or removal of a blighting influence demonstrated
by the project and the projected effects (aesthetic and fiscal) of removing such conditons.
0 Creation of a use or uses which serve residents as well as visitors to the Area.
0 The provision of other benefits to the Area which advance other specific objectives outlined
within the Village Design Manual and Master Plan Implementation Program for the
Redevelopment Area such as creating uses that are complimentary to others in the Area and
serve as catalysts with respect to other desired development activity.
The financial assistance or incentive tools that may be considered by the Housing and Redevelopment
Commission include non-economic or economic assistance in the following forms:
Non-Economic Assistance
a Permit Processing Assistance/Facilitation and/or expedited permit processing; and/or,
l Land use or Development Standards modifications
Economic assistance
0 Deferred payment of City fees.
l Low Interest Loans. .
0 No-interest Deferred or Forgivable Loans with terms to be determined by the Commission based
on the evaluation of the subject development project.
0 Grants
0 Land write-downs
It is acknowledged as part of this policy that there is always some level of risk inherent in providing any type of financial assistance or incentives to a private development project. However, every effort shall be
made by Agency/City staff to recommend assistance which is structured to minimize risk to the
Agency/Commission and place the Agency/Commission in a secured position with the opportunity for a
return on and/or a return of public funds as appropriate. All assistance will be appropriately documented
with the advice of the City Attorney and/or Special Redevelopment Counsel.
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.
:-
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1.
Policy No. 5 PageNo. 4 of4
PROCEDURES:
1.
2.
3.
4.
It is the intent of the Commission that applicants under this program have an early opportunity for a review
of their proposal for compliance with this policy. In that regard, the Commission does hereby direct the
creation of the “Redevelopment Assistance Review Committee”. The Committee shall consist of the City
Manager, Community Development Director, Financial Management Director, and Housing and
Redevelopment Director (Chairperson). The Committee shall meet upon the request of the chairperson on
an as-needed basis. Committee review shall take place prior to the presentation of a proposal for assistance
to the Housing and Redevelopment Commission. Whenever such project is presented to the Commission, it
shall be accompanied by a report containing the findings and recommendations of the Committee made in
regard to the project. The Committee may require the applicant to provide any additional information
necessary to properly evaluate the request.
A project proponent desiring assistance from the Redevelopment Agency shall submit a
proposal/application requesting the consideration of such assistance to the Housing and Redevelopment
Director. The application shall be in the form required by the Housing and Redevelopment Director.
The Housing and Redevelopment Director, with the assistance of the Finance Director and other staff as
needed, shall prepare an analysis of the proposal/application and a recommendation for consideration by
the Redevelopment Assistance Review Committee. If the Committee recommends that the Commission
provide assistance to the project, the Housing and Redevelopment Director shall forward the
recommendation to the Commission for further consideration and action. This action may be taken prior to
approval of the discretionary permits for land use purposes or concurrent with these approvals, whichever
is deemed to be appropriate and recommended by the Committee.
Upon review of the proposed proposal/application for financial assistance, and after considering the report
of the Committee, the Housing and Redevelopment Commission shall determine whether or not to approve
the proposal/application.
i
June 21, 1995
TO: CITY MANAGER
VIA: t@ COMMUNITY DEVELOPMENT DIRECTOR
FROM: HOUSING AND REDEVELOPMENT DIRECTOR@
A-FRAME SIGNS IN THE VILLAGE REDEVELOPMENT AREA
The following report provides an explanation regarding 1) the Master Plan Advisory
Committee’s role in developing the Village Master Plan and Design Manual; 2) staffs
recommendation on A-Frame signs as presented within the final Master Plan and Design
Manual; and, 3) a chronology of events related to consideration of the A-Frame Sign issue.
This information has been provided for City Council review and consideration.
Master Plan Advisorv Committee Role
On March 3, 1992, the Housing and Redevelopment Commission appointed an eleven (11)
member Master Plan Advisory Committee, with two (2) alternates, and approved the work
plan for this Committee which is attached for information purposes. A copy of this work
plan was provided to each Advisory Committee member upon appointment and discussed at
several meetings of the Committee.
The Master Plan Advisory Committee was appointed to provide feedback or advice to city
staff and the private Consultant on recommendations made (by staff and the Consultant)
regarding future policies, procedures and actions to be taken within the Village and
incorporated into the Master Plan. The primary responsibility of the Advisory Committee
was to serve as a “sounding board” for the consultant and staff. It was never intended or
expected that the Advisory Committee would have sole responsibility or authority to prepare
the Master Plan nor that every comment or recommendation made by the Committee would
be incorporated into the final document(s). The Committee’s role was to represent the
opinions of the general community, both inside and outside the Village Redevelopment Area,
and to express those opinions to staff and the consultant during development of the Master
Plan.
Where there was disagreement between staff/consultant and the Advisory Committee on
recommendations by& an acceptable compromise could be reached, staff made appropriate
changes/adjustments to the Master Plan and Design Manual. Fortunately, in all areas except
A-Frame signs, staff and the Committee were able to reach agreement on the
recommendations to be made to the City Council/Housing and Redevelopment Commission
through the Village Master Plan and Design Manual document.
Staff’s Recommendation on A-Frame Sims
On the matter of A-Frame signs, the recommendation of staff/consultant is to prohibit the
signs and the Advisory Committee recommended that they be permitted on a permanent
basis. This is the only policy area where an acceptable compromise could not be reached
between staff/consultant and the Advisory Committee. Therefore, the final version of the
1
Master Plan includes the staff/consultant recommendation to prohibit A-Frame signs.
However, staff assured the Advisory Committee that their position in favor of the signs
would be clearly and strongly stated to the Housing and Redevelopment Commission for
further consideration.
It is the professional opinion of staff that A-Frame signs are not consistent with the goals and
objectives developed for the Village Master Plan and Design Manual. Therefore, staff does
not believe that it is appropriate to allow them within the Village Redevelopment Area. Staff
has the following reasons for the recommendation to prohibit A-Frame Signs:
1. The signs do not support the “pedestrian” orientation which is desired for the Village
Redevelopment Area. A-Frame Signs are primarily designed to attract persons who are
travelling in vehicles. Also, the placement of these signs often presents obstacles to
pedestrians and restricts use of public sidewalks.
2. These signs create a “cluttered look” in the Village which is not desirable.
3. It is nearly impossible to develop sign standards for A-Frame signs which address the
“quality” of these signs or the proper location for them. Every person’s idea of “professional
quality” of a sign is different. The subcommittee of the Village Business Association, which
worked on this matter for several months, the Master Plan Advisory Committee and staff have
not been able to define “professional quality” for the purposes of setting standards for the A-
Frame Signs. The issue of proper location for the signs is also a problem because businesses
will have a tendency to ignore these requirements and place the signs at a location which will
gain the greatest exposure. Since the signs are temporary, they are placed on the sidewalk
every morning which means that the position can change daily based on who sets them out.
4. The signs are, and will continue to be, a constant source of frustration in terms of code
enforcement if they are permitted. There are already examples of signs which do not meet the
temporary A-Frame Sign standards but businesses refuse to respect the standards and continue
to place their illegal signs on the sidewalk.
5. Neither the Village Business Association nor the Master Plan Advisory Committee were able
to address the issue of proliferation of these signs but they wanted staff to address this issue in
A-Frame Signs standards. There is simply no fair method for controlling proliferation of the
signs. There are currently over 600 businesses in the Village. Although only 35 A-frame sign
permits have been issued to date, there is the potential for every business to have one. The
number of signs per street could be limited but it would be very difficult to determine the
appropriate number.
6. Alternative forms of signage have been included within the new Village Master Plan and
Design Manual which staff believes are much more effective and desirable than the A-Frame
Sign. For example, a uniquely designed “projecting” or “hanging” sign can be used much
more effectively for advertisement purposes and will not have a negative impact on pedestrian
circulation. These signs may cost more than a cheap A-Frame sign but they are much more
appealing and will have greater benefit for the Village as a whole. The new Village Master
Plan and Design Manual also allows the use of awning signs and banner-type signs which
were not previously permitted. The new sign standards allow more signage on a building and
additional types of signs which allow for more creativity and uniqueness in the Village. The
new Village Master Plan deals extensively with signage.
Staff’s position regarding A-Frame signs did not change during the master planning process
or when City Council revised the sign ordinance to prohibit A-Frame signs city-wide at a
date specific time. For the reasons outlined above, staff has consistently opposed inclusion of
A-Frame signs as a permitted sign type within the new Master Plan and Design Manual.
However, we have worked cooperatively with the Village Business Association and the
Master Plan Advisory Committee in an effort to assist them in developing recommended
standards which staff could support. The noted Committees, however, were not able to
develop standards which addressed the key concerns expressed by staff in the above list.
Therefore, staff has recommended against the A-Frame Sign in the new Village Master Plan
and Design Manual.
Chronolom of Events
The A-Frame Sign issue “heated up” in the summer of 1991 when approximately 60 Village
businesses were notified to remove their signs due to the fact that the “sunset date” had
expired for permitting these types of signs, as outlined within the Village Design Manual.
The following provides a chronology of events which have taken place since 1991 in an
effort to determine whether or not these signs will be prohibited or permitted in future years:
September 17, 1991
March 3, 1992
October 20, 1992
November 9. 1992
March 1, 1993
At the request of Village merchants, the City Council approved an
extension of the expiration date for the A-Frame signs until the Master
Plan was complete for the Village.
Housing and Redevelopment Commission appointed an 11 member Master
Plan Advisory Committee, with two alternates, to assist the project
consultant and city staff in developing the new Village Master Plan and
Design Manual.
City Council revisited the issue of A-Frame signs due to a complaint from
a business outside the Village Area regarding the inequity of the situation.
Businesses outside the Village were not allowed to have an A-Frame Sign.
The Council requested that the Master Plan Advisory Committee make an
immediate decision on the issue of A-Frame signs and not wait until the
completion of the Master Plan.
The Master Plan Consultant made a recommendation to prohibit the A-
Frame signs and add alternative forms of signage to the permitted sign
types for the building or property. Although ‘the Advisory Committee
supported the alternate forms of signage described, there were mixed
feelings about the future of A-Frame Signs. The Advisory Committee did
not make a recommendation as to whether or not A-Frame signs should be
permitted. The Committee wanted to wait until the Master Plan was
complete and the various types of alternate forms of signage could be
further developed before a decision was made on the A-Frame Signs.
The Master Plan Advisory Committee met again to discuss the issue of A-
Frame Signs. In an 8 to 3 vote, the Committee recommended approval of
the following recommendation: A-Frame signs should be allowed at all
business locations throughout the Village Redevelopment Area which
comply with applicable design standards (to be developed/established by
stafJ3 and receive appropriate permits from the Planning Deparhnent. A-
Frame Signs should be included as part of the total sign package.
3
March 9, 1993 City Council took action to approve a “resolution of intention” to consider
revisions to the sign ordinance regarding portable A-Frame signs. Staff
recommended that the Council reaffirm the prohibition of A-Frame signs
on a city-wide basis except in very limited circumstances. Revisions to the
sign ordinance would be made to define the limited circumstances in which
an A-Frame sign could be used.
Rather than accepting staff’s recommendation to prohibit A-Frame signs on
a city-wide basis, the City Council approved a proposal presented by the
Mayor which allowed the continued use of A-Frame signs, under interim
standards, until January 1, 1995.
Existing A-Frame signs were allowed to remain until the sign ordinance
was amended to include the interim standards to be developed for the A-
Frame signs. A seven member Committee of downtown merchants was
established to provide input on the interim A-Frame sign standards to be
included in the revised sign ordinance. The Council approved an additional
condition which required all A-Frame sign permit applicants to sign a
statement which acknowledged the expiration date of January 1, 1995.
October 5, 1993 City Council approved a sign code amendment which contained interim
standards for A-Frame Signs. These standards were to be applied to all A-
Frame signs on city-wide basis for the period from November 12, 1993 to
January 1, 1995. After January 1, 1995, A-Frame signs were to be
generally prohibited. The amended sign code allowed only for “directory”
A-Frame signs after January 1, 1995.
October 27, 1994 Master Plan Advisory Committee discussed A-Frame signs again and
reconfirmed their recommendation to include Sidewalk Signs (or A-Frame
Signs) within the new Village Master Plan and Design Manual document as
a permanent, permitted sign type. Comments were made that discussion
would need to continue on the issues of “proliferation”, “liability” and
“professional quality” of the signs.
November 2, 1994 Planning Commission approved a recommendation to extend the expiration
date for the A-Frame Signs from January 1, 1995 to June 30, 1995 to
allow for completion of the Master Plan, which would include alternate
forms of desirable signage, and improvement in the economy.
December 13, 1994 City Council approved the amendment to the sign code to allow an
extension of the expiration date for the A-Frame signs to June 30, 1995.
This extension was requested by the Village Merchants/Business
Association to allow for the discussion to continue regarding the regulation
of A-Frame signs. Council agreed to extend the date to June 30, 1995 with
the understanding that the Master Plan would be complete by that date. If
the Master Plan was not complete, the expiration date could be extended.
The Master Plan was identified as the document that would determine the
fate of the signs. The minutes from the meeting provide no indication that
direction was given by Council to actually include A-Frame sign standards
within the final Master Plan nor do they indicate that Staff said A-Frame
Signs would be permitted under the new Master Plan.
sumnlarv
In their final meeting on June 1, 1995, the Master Plan Advisory Committee strongly
supported a recommendation to allow Sidewalk Signs as a permitted sign type to be placed
within the public right-of-way (on the sidewalks) on a permanent on-going basis. The
Committee believes that the existing A-Frame sign standards are adequate in terms of size,
color, content, etc. However, they believe that additional standards need to be developed to
address “proliferation” and the “quality” of the signs. Also, the Committee would like to
allow shapes other than square or rectangular; they would like free standing “cut-outs” to be
permitted. Staff has been, and continues to be, opposed to allowing A-Frame signs or other
forms of Sidewalk Signs in the Village. Neither the Committee nor staff were able to develop
standards which would address the “proliferation” or “quality” issues. Therefore, staff did
not feel that it was appropriate to include a recommendation to allow these signs within the
final Village Master Plan and Design Manual document.
Extensions of the expiration date for the A-Frame signs were discussed by City Council in
terms of easing the hardships caused by the economy and construction of the streetscape
improvements to Carlsbad Village Drive and to allow for development of signage alternatives
within the Master Plan document. No direction was given to staff to separate the Village
from the revised sign code and permit A-Frame signs through the Master Plan document.
Staff has made a recommendation which it believes to be best for the Village Redevelopment
Area as a whole. Staff has also acknowledged the position of the Advisory Committee in the
various report(s) provided on the Master Plan. If the Council chooses to allow A-Frame
signs, standards will be developed and incorporated into the final Village Master Plan and
Design Manual document.
EVAN E. BECKER
5
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5
The role of the Ad Hoc Village Master Plan Advisory Committee is to assist the private Consultant, Cannon Design Group, and city Staff in preparing the new VILLAGE REDEVEWPHBNT XASTER PLAN AND IxPLmsImTATION PROGRAM. The new Master Plan will replace the existing Village Design Hanual. This administrative document will be used by City staff to approve development projects which meet the identified goal or "vision" for the Village Redevelopment Area.
. NSS
The responsibilities of the Advisory Committee are 1) to assist the consultant and staff in developing a strategy for creating a strong identification or image for the Carl&ad Village Redevelopment Project area as the economic center of activity for the City; 2) to assist the Consultant and City staff in preparing specific duign and development guidelinu which will effectively implement the existing Redevelopment Plan for the Village Area; and 3) provide citizen input into the development of the Master Plan and Implementation Program.
The Advisory Committee will be expected to meet with the Consultant and City Staff at least six (6) times between the date of appointment and adoption of the Master Plan by the Housing and Redevelopment Commission. It is anticipated that the Master Plan will be presented to the Commission for adoption by the end of June, 1992. Upon adoption of the Master Plan by the Commission, the Advisory Committee's responsibilities to the project will end.
The Village Redevelopment Project Area boundaries and the twenty- five (25) year Redevelopment Plan for the area were approved by the City Council and Redevelopment Commission on July 7, 1981. The Village Redevelopment Area is bordered roughly by the city limits on the north; the Pacific Ocean on the west; Walnut Avenue on the south; and, Interstate S on the east. The total size of the existing project area is approximately 200 acres or 37 square blocks.
The Village Redevelopment Project Area has been the subject of redevelopment study and action since its redevelopment plan was adopted in 1981. Activities have focused on eliminating blighting conditions, installing public improvements and assisting private land owners in improving their properties in accordance with the plan. Although many fine public improvements have been carried
out and many properties have been improved, the plan '* implementation document (Village Design Manual) needs to be updated and refined to reflect changes in the area and future potentials. An effective Master Plan and Implementation Program . for the Village Area can enhance redevelopment activities by encouraging private investment, assisting current owners in improving their properties and creating a truly distinctive living, working, shopping and entertainment environment.
The Village Redevelopment Project Area is ten (10) years old and a comprehensive review of the goals and objectives for future redevelopment activities is necessary and appropriate at this time. In order to ensure that the Village Area continues to develop in a manner which is acceptable to the citizens/property owners of Carlsbad, the Redevelopment Agency has hired CANNON DESIGN GROUP to complete an intensive study of the area and prepare a comprehensive "planning and implementation" document to be used by agency and city staff to implement the approved Redevelopment Plan over the next fifteen (15) years.
The Ad Hoc Village Master Plan Advisory Committee has been appointed to assist CANNON DESIGN GROUP in their efforts to complete the new Master Plan and Implementation Program. The Committee will serve as the nforumn for gathering citizen input into the plan development process.
Thelma I. Hayes, P.O.Box 1366, Carlsbad, CA 92018 Ph. 434-3580
ALLRECEiVED
August 4, 1995
Mayor and Council City of Carlsbad 1200 Carlsbad Village Drive Carlsbad, CA 92008
Dear Mayor and Council Members:
I have spent several hours studying the "Executive Summary" of the New Village Master Plan and Design Manual, both after the televised presentation to the Council and before and after attending a workshop. Since then, I have decided it is impossible to give informed comment because of the inadequate presentation in the document.
The following statement from page 4 of PHASE 3 illustrates the problems. "Where staff and the Advisory Committee differed on the recommendation to be made within the Manual, staff incorporated its recommendation. However, the Committee's recommendation was outlined to the Commission in a separate report."
The voluntary citizen Advisory Committee's report is not available in the Summary, only in a separate report. For ease of comparison and assurance of consideration of the recommendations of both, why are they not side by side?
Philosophically, this says government knows best. The consultants and staff seem to have ignored that citizens want a smaller role for government, not more. Why are only staff recommendations incorporated over those of the volunteer citizens serving on the Advisory Committee?
Similar examples are repeated so many times that I am asking that you do not accept the "Executive Summary" in the form it was presented. It is not user friendly.
If you are sincere'in wanting input from citizens, I am asking that you delay hearings until a document is produced worthy of the investment made in this project. After the delay from the fall of 1988 when the idea was first accepted by the Housing and Redevelopment Advisory Committee, it will be worth the few more weeks to assure that all interested citizens can easily understand its content and intent.
The micro-management proposed in the new Village Master Plan and Design Manual ignores the desire for less government. When the approximate square mile is proposed to be further divided from seven into nine districts, drawing finer and finer lines, more and more control is needed. How can owners of properties and
page 2/Hayes
businesses be asked to be creative with more and more rules?
All the provisional land uses "are subject to discretionary approval." This means either a slower process, or more employees to handle special approvals, or both. More appeals mean more money spent and more time spent by staff and the volunteer citizen Design Review Board and the Housing and Redevelopment Commission. Any attempt to streamline the process escapes me.
Some of its shortcomings are as follows:
In the unnumbered pages of the in The Supplemental Information in the Village MP & DM Summary of Issues
1) The present and proposed maps are not adjoining for comparison 2) They are not placed the same direction on the page, 3) The names of the streets given are difficult to read and many are not named 4) There is no key on the maps which give the designation of the district by number with the land use name. 5) There are no definitions of the land use names.
The charts have similar deficiencies. They do not name the district nor define the name in the column under the District number where there is ample room to do both for easier understanding.
Goal 2: Improve the pedestrian and vehicular circulation in the Village Redevelopment Area (page 1). The greatest circulation problem in the Village at the post office is not mentioned. The items in this goal are not carried over to Circulation (Section
11, unnamed, page 7).
There is no exhibit to make a comparison between the exhibit of permitted Land Uses by sub area (District) with the Zoning Categories of the Present Existing Design Manual (Page not numbered) to what may be in the New Design Manual.
It is not clear which VDM the three pages of Zoning permitted
uses refers to. If it is for the existing, there is no similar exhibit for the New VDM.
The exhibit of Parking Requirements Proposed and Existing has no column for comparison with the requirement in the rest of the city. It will be very hard to attract desired uses to the Village if the parking is not consistent and is more stringent than city wide.
On one side of a street no setbacks may be required while across the street varying numbers of feet may be required. Some districts lines cut through lots. If a loss occurs when land uses changes are required with changes of ownership, is the Redevelopment District willing to reimburse the original property owner?
page3/Hayes
In the Visions I see no mention of retaining the good in the Village nor that all Districts will have equal safety provisions such as sidewalks and street lights. Improving or replacing are mentioned but not installing where there are none. There is no mention of beautifying the vacant lots to reduce these eyesores until full development takes place.
Several inquiries have not produced the name of a resident of the Village with official input. Since I have spent countless hours and more than the ten years I served on the Housing and Redevelopment Advisory Committee working toward the betterment of the Village, I feel my investment has been belittled by the quality of and the delay in producing this "Executive Summary."
I do thank you for all your efforts on behalf of Carlsbad and know how many issues you must deal with, but this is one for which there should be no shortcut.
If you decide to continue with the proposed hearings with the present "Executive Summary," will you kindly include my letter as written public testimony?
Sincerely yours, h?2ibw&**
Thelma I. Hayes
c. Housing and Redevelopment Commission Ad Hoc Redevelopment Master Plan Advisory Committee Design Review Board League of Women Voters