HomeMy WebLinkAbout1999-12-14; Housing & Redevelopment Commission; 317; Village Redevelopment Implementation Plan- , ,
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DEPT. H/RED
TITLE:
VILLAGE REDEVELOPMENT IMPLEMENTATION PLAN
FOR 2000-2004, AND PROGRESS REPORT FOR 1995-99
HOUSING AND REDEVELOPMENT COMMlSSlOhl - AGENDA BILL m
CITY MGR.%@ *
RECOMMENDED ACTION:
That the Housing and Redevelopment Commission accept the Implementation Plan Progress Report
for the past five year period beginning January 1, 1995 and ending December 31, 1999, and adopt
Resolution No. J/p APPROVING the Village Redevelopment Project Area Implementation Plan
for the period 2000-2004.
ITEM EXPLANATION:
Per Section 33490 of the Health and Safety Code, all Redevelopment Agencies are required to
produce implementation plans every five years. The first implementation plan was required to be
adopted prior to December 31, 1994 and become effective January 1, 1995. As required, the Housing
and Redevelopment Commission approved a Vi//age Area Redevelopment implementation P/an for the
five year period beginning January 1, 1995 and ending on December 31, 1999. The Redevelopment
Agency must now prepare and approve a new implementation P/an for the next five year period,
beginning January 1, 2000 and ending December 31,2004. Attached for review and acceptance and/or
approval by the Housing and Redevelopment Commission are the following two documents:
l Village Redevelopment Project Area Implementation Plan Progress Report for 1995-l 999; and,
l Village Redevelopment Project Area Implementation Plan for 2000-2004.
A summary of these two documents are provided below.
Village Redevelopment Implementation Plan Progress Report
The Village Redevelopment implementation Plan Progress Report was prepared to highlight the
programs, projects and/or activities completed by the Redevelopment Agency during the period
beginning January 1, 1995 and ending December 31, 1999. The expenditures made by the
Redevelopment Agency during the subject period were all consistent with the 7995-99 Implementation
Plan. The Agency was successful in completing the following projects which were set forth in the
previously approved hplementafion P/an:
l Acquisition of Property - N/E Corner of Roosevelt Street & Carlsbad Village Drive (Parking Lot)
l Acquisition of Property - 2787 State Street (previously Bauer Lumber Building)
l Completion and Adoption of Vi//age Master Plan and Design Manual
l Provided Facade Improvement and Signage Grants to ten (10) property/business owners
l Assisted with financing of 482 affordable housing units (Villa Loma and Laurel Tree Apartments)
l Acquired 75 units of senior housing for affordable housing purposes (Tyler Court Apartments)
Including ongoing bond payments and general administrative costs, the Redevelopment Agency
expended approximately $14.7 million during the past five fiscal years to provide affordable housing
opportunities within the community and to facilitate redevelopment and/or revitalization activities within
the Village Redevelopment Project Area.
To date, the Village Redevelopment Area has experienced very successful revitalization and
redevelopment through both public and private projects. Over the next five years, the Redevelopment
Agency will continue to invest in projects which will eliminate, or facilitate the elimination, of blighting
conditions or influences in the Village Redevelopment Project Area.
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Redevelopment Implementation Plan 2000-2004
The Redevelopment Agency has prepared the attached five year implementation plan for the period
beginning January 1, 2000 and ending December 31, 2004 for review and approval. The Plan
summarizes the Agency’s goals and objectives for the subject period as well as identifies anticipated
programs, including potential projects, and expenditures of tax increment funds and Low/Moderate
Income Housing Set-Aside Funds. The primary goals for the next five years remain the same as those
outlined for the previous five years, and as set forth within the Village Master Plan and Design Manual.
The goals are to 1) establish Carlsbad Village as a quality shopping, working and living environment; 2)
improve pedestrian and vehicular circulation in the Village; 3) stimulate property improvements and
new development in the Village; 4) improve the physical appearance of the Village; and 5) provide
signage which is supportive of commercial vitality and a unique Village image.
The programs for action and expenditures include: 1) continued facilitation of new commercial
development in the Village; 2) study of a Parking and Business Improvement District; 3) development
of a Master Plan for the Village Transportation Corridor; 4) land use feasibility study for Oak Street
Yard; 5) continued implementation of Facade Improvement and Signage Funding Program; 6) new
street furniture, landscape planters and other public improvement enhancements; 7) Village Public
Relations Campaign to encourage pedestrian activity; 8) continued processing of redevelopment
permits for private development projects; and, 9) financial and processing assistance for the
development of additional affordable housing units within the community.
It is important to note that the proposed Implementation Plan will expire approximately 1% years prior to
expiration of the existing Redevelopment Plan for the Village Redevelopment Area. The 25 year plan
for the Village Redevelopment Area will expire as of July, 2006.
Before adopting the subject implementation P/an, the Commission must hold a public hearing and
accept public comments on the plan. Staff is recommending that the Commission hold the required
public hearing, accept and consider public comments, and then take appropriate action on the attached
1995-99 Progress Report and the 2000-04 Redevelopment Implementation Plan.
Environmental Review
The adoption of the subject Implementation Plan is not a “project” requiring review under the California
Environmental Quality Act (“CEQA”). Subsequent action on the specific projects outlined within the
Implementation Plan will be subject to separate CEQA review if not already covered by a recent EIR for
the redevelopment plan or a program EIR adopted in connection with a particular project or program.
FISCAL IMPACT:
The Village Redevelopment Plan identifies programs, activities, and potential projects which will result
in the expenditure of an estimated $16.7 million in tax increment funds, including housing set-aside
funds, over the next 5 years. This expenditure of funds includes the annual Tax Allocation Bond
payment of approximately $ 1 million per year and full expenditure of existing and new funds available
within the Low and Moderate Income Housing Set-Aside Fund. In addition, the proposed expenditures
include anticipated general administrative costs of $2.6 million for operation of the Redevelopment
Agency over the next 5 years.
EXHIBITS:
1. Housing and Redevelopment Commission Resolution No. 37
2. Village Redevelopment Project Area Implementation Plan Progress Report for 1995-1999
3. Village Redevelopment Project Area Implementation Plan for 2000-2004.
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HOUSING & REDEVELOPMENT COMMISSION RESOLUTION NO. 319
A RESOLUTION OF THE HOUSING AND REDEVELOPMENT
COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA
ADOPTING THE 2000-2004 IMPLEMENTATION PLAN FOR THE
VILLAGE REDEVELOPMENT PROJECT AREA.
WHEREAS, the Redevelopment Agency of the City of Carlsbad, hereinafter referred
to as “Agency”, is a Community Redevelopment Agency organized and existing under the Community
Redevelopment Law, Health and Safetv Code Section 33000, et.seq., hereinafter referred to as the
“Act”; and
WHEREAS, the Agency is authorized to implement the Redevelopment Plan for the
Carlsbad Village Redevelopment Project Area; and
WHEREAS, Section 33490(a)(l) of the Act requires that the Carlsbad Redevelopment
Agency adopt a five year implementation plan by December 31, 1999 which contains the specific goals
and objectives of the agency for the project area, the specific programs, including potential projects,
and expenditures proposed to be made during the next five (calendar) years, and an explanation of how
the goals and objectives, programs and expenditures will eliminate blight within the project area; and
WHEREAS, Section 33413(b)(4) of the Act requires the Carlsbad Redevelopment
Agency to adopt a plan to comply with the requirements of the inclusionary housing rule; and
WHEREAS, the Agency’s Inclusionary Housing compliance plan is included in the
Village Implementation Plan; and
WHEREAS, pursuant to Section 33490 (d) of the Act, the implementation plan shall
be adopted following a public hearing conducted pursuant to section 6063 of the Government Code and
after proper notice.
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HRC RESOLUTION NO.319
PAGE 2
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Housing and
Redevelopment Commission of the City of Carlsbad, California, as follows:
I 1. The above recitations are true and correct.
2. That pursuant to California Health and Safety Code Section 33490, the Carlsbad
Redevelopment Agency hereby adopts the “Village Redevelopment Project Area Five
Year Implementation Plan”, which includes the Carlsbad Redevelopment Agency’s
Inclusionary Housing Plan, for the period beginning January 1, 2000 and ending
December 31, 2004, and effective for implementation as of December 31, 1999.
3. That the Housing and Redevelopment Commission authorizes the Executive Director of
the Carlsbad Redevelopment Agency and designated staff to administer the various
programs identified within the implementation plan.
4. Adoption of the subject Implementation Plan is not a “project” requiring review under
the California Environmental Quality Act (CEQA). Subsequent action on the specific
projects outlined within the Implementation Plan will be subject to separate CEQA
review if not already covered by a recent EIR for the redevelopment plan or a program
EIR adopted in connection with a particular project or program.
PASSED, APPROVED, AND ADOPTED at a regular meeting of the Housing and
Redevelopment Commission of the City of Carlsbad, California, held on the 14th day of December,
1999, by the following vote, to wit:
AYES: Commission Members Lewis, Hall, Finnila, Nygaard, Kulchin
NOES: None
ABSENT: None
ABSTAIN: None
A
EXHIBIT 2
Carlsbad Redevelopment Agency
VILLAGE REDEVELOPMENT
PROJECT AREA
1995-99 PROGRESS REPORT
ON
IMPLEMENTATION PLAN
Housing and Redevelopment Department
2965 Roosevelt Street, Suite B
Carlsbad, Ca. 92008
(760) 434-28 15
November, 1999
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INTRODUCTION
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Redevelopment implies a great many things. To begin with, it suggests that something has
already been developed at one time and that something is now in need of - and worth -
redeveloping. The Carlsbad Village Area (downtown) fits that description.
The Carlsbad Village Area has a colorful history dating back to at least the 1880s when the rail
line linking San Diego and Los Angeles was constructed. The Village experienced early days
of glory with the construction of large hotels and spas, but by the 1980s the area was beset by
problems common to many older downtowns. Buildings were in many cases seriously
dilapidated, competition from modern shopping centers had stolen away much of the area’s
commercial vitality and the small lot sizes and patterns made new construction to current city
development standards difficult and in some cases impossible. The appearance and atmosphere
of the friendly village by the sea had become decidedly unfriendly in many spots, making it
less than desirable and in many cases an unprofitable place in which to do business.
When the City Council adopted the 25year Carlsbad Village Area Redevelopment Plan in
1981, the area was both depressed and depressing. The commercial vacancy rate languished at
over 50 percent. Disreputable and even illegal enterprises flourished and the downtown
merchants had become skeptical of the City’s ability to help.
In response to the problems facing the downtown area, the Carlsbad Housing and
Redevelopment Commission began using the powers granted under California Redevelopment
Law in 1981 to address blighted conditions and blighting influences within the Village
Redevelopment Area.
In 1995, the Housing and Redevelopment Commission adopted a Five Year Redevelopment
Implementation Plan which identified the goals and objectives for the Village Redevelopment
Area, as well as the anticipated projects, programs and related expenditures of tax increment
funds. The following report provides a summary of the progress demonstrated by the Village
Redevelopment Agency in maintaining consistency with the subject Implementation Plan as
redevelopment activities were pursued during the subject five year period (1995-1999). The
following report also provides an overview of the success realized by the Carlsbad
Redevelopment Agency in implementing its redevelopment program since the Village
Redevelopment Project Area was established in 1981.
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s4 to l&J Between 1981 and 1988, the Redevelopment Agency collected and
^9 *game 9 spent over $5 million on public improvements, code enforcement,
* ‘&, (5\ commercial rehabilitation, property acquisition, and public parking
3 % lot construction. Initial beautification and revitalization projects
included the fountain at State and Grand, new building fronts along
State Street, sidewalk medians, coordinated street signs and landscaping and the construction
of five off-street public parking lots yielding 300 vehicle parking spaces.
In 1988, a decision was made to continue the effort to improve the downtown streets and
parking in an effort to redefine the village as a pedestrian-centered network, improve the safety
and driveability of major streets, continue to encourage the spending of resident and tourist
dollars in the area businesses and create a self-perpetuating balance in the overall economy of
the Village. In April of 1988, the City sold $12 million in bonds for the express purpose of
revitalizing the downtown area. Payments on the bonds are made with tax increment funds.
The Redevelopment Agency designated $8 million for the comprehensive streetscape project on
Carlsbad Boulevard and Carlsbad Village Drive. Approximately $4 million of the bond
proceeds were used to finance construction of the Senior Center on Pine Street.
In July of 1993, the Housing and Redevelopment Commission approved and authorized the
issuance and sale of the 1993 Tax Allocation Bonds. These bonds were issued on September 1,
1993 in the amount of $15,495,000. The bonds were approved for the purpose of refinancing
the 1988 Tax Allocation Bonds. This refinancing allowed the Carlsbad Redevelopment Agency
to reduce its annual debt service payments and to obtain additional funds for new housing and
redevelopment projects/activities. These results were achieved due to the low interest rate bond
market combined with an increase in the amount of bonds issued and an extension of the term.
The projects proposed to be financed with the additional tax allocation bond proceeds were set
forth within the Carlsbad Redevelopment Agency’s 19951999 Implementation Plan for the
Village Redevelopment Area. The status of those projects is outlined in the next section of this
report.
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‘Q 1!$) On October 6, 1993, Governor Wilson signed AI3 1290 which
lflplemenin Plan Rep/
took effect on January 1, 1994. AB 1290 added Section 33490
to the Health and Safety Code which requires Redevelopment
Agencies to produce implementation plans every five years.
The first implementation plan required to be adopted was for
the period 1995-1999.
Within its 1995-1999 Implementation Plan, the Carlsbad Redevelopment Agency identified a
variety of programs and projects to be funded during the subject five year period. The
following provides a report on the success of the Agency in implementing the identified
projects and/or programs.
ProDertv Acauisition and Market Aualvsis for Commercial Develoument. The Carlsbad
Redevelopment Agency purchased two properties to assist in the future effort to facilitate
commercial development at two locations within the Village Area.
Roosevelt Street Parking Lot
In May of 1995, the Agency purchased property on the northeast comer of Roosevelt Street
and Carlsbad Village Drive. This property was being, and is currently, used for public
parking. The Agency was leasing the property and had an option to purchase. The purpose for
the purchase was to ensure the long term availability of public parking and to control the
property to facilitate future commercial development in the area.
Total Project Cost to Date: $657,748
Bauer Lumber Building Site
On November 20, 1997, the Agency closed escrow on commercial property located at 2787
State Street. The site was acquired by the Agency with the intent of facilitating development of
a new commercial project on the site as well as other properties at the comer of Grand Avenue
and State Street. On a short term basis, the building has been rehabilitated and is being leased
to Beach Sleep Furniture to maintain retail continuity within the area. The building will
ultimately be demolished and the property sold to a private developer for commercial
development purposes.
Total Project Cost to Date: $509,000
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Comurehensive Studv/Plans for Land Use, Desire Standards, and Develoument
Stratepies. The Agency identified funding for two land use/study plans to benefit the Village
Redevelopment Area. These studies are outlined below.
The Agency assisted with the funding of a study/land use plan for the area known as the
“Barrio”. A portion of the Barrio Area is located within the boundaries of the Village
Redevelopment Project Area. The primary purpose for the document was to address
appropriate land uses and design standards specifically for the Barrio Area. The document,
known as the Barrio Specific Plan, was prepared and considered for approval. However, as a
result of public workshops and community input, the Barrio Specific Plan was not ultimately
adopted by the City Council. Total Project Cost: $25,000 (Agency Funds Only)
The Agency continued its development of a new Village Master Plan and Design Manual for
the Village Redevelopment Area. The purpose of the Master Plan was to re-evaluate the
blighting influences/conditions within the project area and outline future actions to continue the
Agency’s efforts to redevelop and revitalize the area. The Master PZan set forth goals and
objectives for the Village Redevelopment Area. It also set forth a refined land use plan, design
guidelines and implementation activities. The Village Master Plan and Design Manual was
adopted by the Housing and Redevelopment Commission and City Council in December, 1995.
It was adopted by the California Coastal Commission in September, 1996. The document
became fully effective as of September, 1996 and is currently being implemented within the
Village Redevelopment Area. Total Project Cost: $25,000 (1995-1999 only)
Facade Imurovement and Alternative Signage De&n Assistance. A Facade Improvement
and Alternative Signage Design Assistance Grant Program was implemented in an effort to
eliminate blighting conditions created through deteriorated buildings and
outdated/inappropriate signage within the Village Redevelopment Project Area. The Agency
has provided matching funds for facade improvements and new signage, including design
costs. To date the program has resulted in facade and signage improvements to ten (10)
buildings in the Village Area. Total Project Cost to Date: $43,126
Prouertv Acauisition and Financial Assistance for Affordable Housiw. Through the
Agency’s Low and Moderate Income Housing Set-Aside Fund, the Agency has provided
financial assistance in the form of loans for the construction of two affordable housing
projects. These two projects provide, or will provide for, a total of 482 affordable housing
units within the community. The Agency has also purchased a 75- unit Senior Apartment
Complex for affordable housing purposes. These projects are described in further detail below.
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Villa Loma
In 1995, the Redevelopment Agency made two loans in the total amount of $2,212,000 to the
Bridge Housing Corporation (a non-profit housing developer) for construction of the Villa
Loma Affordable Housing Apartment Project. This project is located outside the Village
Redevelopment Area and provides 344 apartment units with 1, 2, 3 and 4 bedrooms. The
restricted rents are affordable to households at 50% and 60% of the Area Median Income. The
project construction was complete in the Spring of 1996 and is currently fully leased. I Total Prqiect Cost: $2,212,000 (Agency Funds Only)
I Laurel Tree
In 1996, the Redevelopment Agency provided funding in the total amount of $500,000 to the
MAAC Project (a non-profit housing developer) for the purchase of property and construction
of the Laurel Tree Affordable Apartment Project. This project is located outside the Village
Redevelopment Area and will provide for 138 apartment units with 2, 3 and 4 bedrooms. The
restricted rents will be affordable to households at 35 % and 50 % of the Area Median Income.
The project is currently under construction with an anticipated completion date of Spring,
2000.
Total Proiect Cost: $500.000 (Aeencv Funds Onlv)
Tyler Court
On September 30, 1999, the Carlsbad Redevelopment Agency closed escrow on the acquisition
of a 75 unit Senior Apartment Complex, known as the Tyler Court Apartments. The total cost
of the acquisition was $5 million. The Agency provided $1,600,000 million in Low and
Moderate Income Housing Funds and $1,276,077 in Tax Allocation Bond Proceeds. The
Agency has placed income and rent restrictions on 100% of the units within the project. The
restricted rents are affordable to qualifying senior households at 30% and 50% of the Area
Median Income.
Total Project Cost: $2,876,077 (Agency Funds Only)
Bond Pavments and General Agency Ouerations. In addition to the above projects, the
Redevelopment Agency has continued to make its annual payments on the previously issued
Tax Allocation Bonds and fund general operations of the Redevelopment Agency. The total
funding expended for Bond Payments and General Operations of the Redevelopment Agency
during the five year period of the subject Village Redevelopment Implementation Plan was
approximately $7.8 million.
EXPENDITURE SUMMARY
For comparison purposes, the following chart identifies the proposed expenditures as set forth
in the Carlsbad Redevelopment Agency’s 1995-99 Implementation Plan and indicates the actual
expenditures at the end of the period:
Project/Activity
Property Acquisition & Market
Analysis for Commercial
Development Projects within
Village
Proposed Expenditures Actual Expenditures
$1,431,000 $1,166,748
Comprehensive study/plans for
land use, design standards, and
development strategies
$50,000 $50,000
Facade Improvements &
Signage Design Assistance
Program
$75,000 $43,126
Property Acquisition or
Financial Assistance for
Affordable Housing Projects
$7,775,292 $5,588,077
Tax Allocation Bond Payments
and General Administration
$7,300,000 $7,813,005
TOTAL $18,631,292 $14,660,956
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As noted above, it was estimated that the Redevelopment Agency would expend approximately
$18.6 million during the five year period of the subject Implementation Plan. The Agency
actually expended a total of $ 14,660,956 based on fiscal year reporting. It is important to
note that most of the above expenditures were as of June 30, 1999. However, the expenditures
for affordable housing projects include the costs of acquisition for the Tyler Court Apartments,
incurred as of September 30, 1999. Any balance of funds will be incorporated into the
expenditure plan for the 2000-2004 Carlsbad Village Redevelopment Implementation Plan.
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Hpinj Production Reporl
will be considered for funding
Within the 199599 Village Implementation Plan, it was
indicated that the Agency would participate in the production of
a total of 538 units of newly constructed affordable housing
units. As noted previously, the Agency financially assisted with
the construction of 482 new units of affordable housing. It was
also indicated that the Agency would assist in the acquisition
and rehabilitation of 187 housing units for affordable housing
purposes. Due to limited resources and property availability,
the Agency was able to acquire only 75 units of senior housing
for affordable housing purposes. Rehabilitation of these units
under the next Implementation Plan period.
During the subject reporting period, a decision was made to focus the Agency’s Low and
Moderate Income Housing Fund on projects which resulted in the provision of new affordable
housing opportunities through new construction or acquisition. Other funds would be identified
and utilized for the initially proposed “silent second” loan program, rental assistance and
single family or rental rehabilitation. Through the use of the City’s Housing Trust Fund and
implementation of the city-wide Inclusionary Housing Program, a first-time homebuyer
assistance program was established for low income households. In addition, a down payment
(and/ or closing costs) assistance program was established for moderate income households
within Carlsbad.
During the reporting period of 19951999, there were no residential units developed by the
Agency or privately developed (or substantially rehabilitated) within the Village
Redevelopment Area. Therefore, there is no redevelopment inclusionary housing obligation to
report or satisfy. In addition, there were no dwelling units destroyed or removed from the low
and moderate income housing market as part of a redevelopment project subject to a written
agreement with the Redevelopment Agency. Therefore, there is no need for the Redevelopment
Agency to provide for replacement housing.
As a side note, the City of Carlsbad has experienced great success in working with local
housing developers to produce affordable housing opportunities over the last five (5) years. To
date, the City has approved inclusionary housing projects throughout the community which
will provide for a total of 1551 affordable housing units for lower income households. The
City has seen the following units constructed: 344 apartments (Villa Loma), 42 for-sale
townhomes (Cherry Tree) and 34 second dwelling units. Currently, the following projects are
under construction (or soon to be under construction): 346 apartments (Laurel Tree, Ranch0
Carrillo, and Poinsettia Properties), 5 single family homes (Calavera Hills), and various
second dwelling units. Recently, the Redevelopment Agency also acquired 75 senior apartment
units (Tyler Court) which will be rent restricted for affordable housing purposes.
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$Jrnma~
benefits of ~e@‘~~“~“‘enl
Deteriorating downtown areas are often trouble spots for cities.
These areas often require more public services such as public
safety, public works and other public assistance than the tax
revenue produced in the area can fund. In other words, a
deteriorating downtown is a financial drain on the rest of the
community. Deterioration, if not arrested, tends to expand, thereby potentially affecting the
health, welfare and safety of those living, shopping and doing business on the outskirts of the
area. As declining areas are improved and the causes of blight eliminated, the entire
community benefits through the creation of new or restored homes, prospering businesses,
more attractive public areas and renewal of civic pride.
As a result of the positive environment created through redevelopment activities in the
downtown Village area of Carlsbad, seedy bars and rundown establishments have been
replaced by a boutique assortment of appealing shops and restaurants. Carlsbad Inn, Tamarack
Beach Resort and Village Faire provide excellent examples of positive private investment
which occurred during the first 9 to 10 years (1981 - 1990) of redevelopment. This investment
was a result of a renewed interest and faith in the Village Area. This confidence in the future
success of the Village Area is further demonstrated through new construction and substantial
rehabilitation projects which have been completed during the past 10 years (1990-2000) of
redevelopment. The following provides a list of some of the new construction and
rehabilitation projects completed within the Village during the past 10 years:
New Proiects in Villape: Substantial Rehabilitation in Village:
l Gametowne Retail Building l Ka’Fana Coffee House
l Fish House Vera Cruz Restaurant l Pizza Port Restaurant
l Commuter Rail Station l Boar Cross’n Bar
l Blockbuster Retail l Starbucks Coffee House
l Parker Medical Office l Beach Sleep Furniture Retail Building
l Unocal Gas Station and Car Wash l Art & Antique Mall
l Luthern Home - Professional Care
Long-time merchants have expressed great pleasure with the influx of tourists and shoppers
and the return of residents who had abandoned the area for shopping malls. Visitors to the area
often comment on the quaint, small town atmosphere of the Village Area. The Village Area
has enjoyed a resurrection of its charm and original character as a result of focused
redevelopment activities over many years, including the last five years.
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In addition to the redevelopment activities noted above for revitalization of an area, another
very key benefit to redevelopment is affordable housing. Redevelopment Law requires that
20% of tax increment revenue be set-aside for the specific purpose of providing affordable
housing within the community. As noted above, the Redevelopment Agency has used its
housing set-aside funds over the past five years to fund projects which (or will) result in a total
of 557 new affordable housing opportunities for low income households in Carlsbad.
The Village Redevelopment Program is anchored by a concept of public/private joint
participation. The Carlsbad Redevelopment Agency utilizes tax increment funds to finance
projects which eliminate blight and have a public benefit (including affordable housing). On the
private side, the Redevelopment Program is financed through new development in the Village
and by individuals investing in the improvement and upgrading of the existing buildings in the
area. To date, the Village Redevelopment Area has experienced very successful revitalization
and redevelopment through both public and private projects. Over the next five years, the
Redevelopment Agency will continue to invest in projects which will eliminate, or facilitate the
elimination, of blighting conditions or influences in the Village Redevelopment Area. The
Agency will also continue to encourage new development of both commercial and affordable
housing projects as well as substantial rehabilitation projects.
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EXHIBIT 3
VILLAGE REDEVELOPMENT
PROJECT AREA
IMPLEMENTATION PLAN
2000-2004
Effective January 1,200O
Prepared by
City of Carlsbad
Housing & Redevelopment Department
INTRODUCTION
On October 6, 1993, Governor Wilson signed Al3 1290 which took effect on January 1, 1994.
Entitled the Community Redevelopment Law Reform Act of 1993, the bill included the most
sweeping redevelopment changes in years. The changes affected both existing project areas as
well as new plan adoptions and amendments. The modifications included changes to the
definition of blight, the termination of fiscal review committees and time limits on all project
areas.
AB 1290 was authored by Assembly Member Phil Isenberg and was sponsored by tbe
California Redevelopment Association to address perceived major abuses and problems in
redevelopment practice in a responsible, constructive manner and to refocus the redevelopment
process on statewide concerns of alleviating blight, stimulating economic development and
providing affordable housing. AB 1290 was amended by the enactment of SB 732 on
September 27, 1994, which made numerous technical and clarifying revisions.
AB 1290 added Section 33490 to the Health and Safety Code. This new section requires
agencies to produce implementation plans every five years. For Redevelopment Plans adopted
prior to January 1, 1994, the first implementation plan was to be adopted by December 31,
1994. The Carlsbad Redevelopment Agency adopted its first implementation plan in 1994 as
required by the new law. The Agency must now adopt its second implementation plan for the
next five year period of 2000 to 2004.
IMPLEMENTATION PLAN REOUIREMENTS
The Implementation Plan required by AB 1290 must contain the following:
l Specific Goals and Objectives for the next five (5) years;
l Specific Programs, including potential projects and estimated expenditures for the next five (5)
years;
l An explanation of how the goals, objectives, programs and expenditures will eliminate blight;
l An explanation of how the goals, objectives, programs and expenditures will implement the
affordable housing requirements of Sections 33334.2, 33334.4, 33334.6 and 33413;
l The number of housing units to be rehabilitated, price-restricted, assisted or destroyed;
l Plans for using annual deposits to the Housing Fund;
l If a planned program, or potential project, will result in destruction of existing affordable
housing, an identification of proposed locations for the replacement housing the agency will be
required to produce pursuant to Health and Safety Code Section 33413;
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l A section addressing Agency-developed and Project Area Housing, pursuant to Health and
Safety Code Section 33413(b);
l A section addressing the use of Low and Moderate Income Housing Funds pursuant to Health
and Safety Code Sections 33334.2, 33334.4 and 33334.6, which shall include the amount
available in the Fund and the estimated amounts which will be deposited during each of the
next 5 years, and a housing program with estimates of the number of new and rehabilitated
units to be assisted during each of the next 5 years.
l The project area affordable housing production plan required by Health and Safety Code
Section 33413(b)(4).
The Carlsbad Redevelopment Agency can only adopt an implementation plan after first holding
a noticed public hearing. The first notice must be published at least thirty-one (31) days prior
to the public hearing. The Implementation Plan must be revised and adopted every five (5)
years.
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EXECUTIVE SUMMARY
As required by AB 1290, the Carlsbad Redevelopment Agency has produced the following five
year implementation plan. It summarizes the Agency’s goals and objectives for the next five
years (2000-2004) as well as anticipated programs, including potential projects, and
expenditures of tax increment funds and Low/Moderate Income Housing Set-Aside Funds.
GOdS
The primary goals of the Agency for the next five years remain the same as those outlined for
the previous five years, and as set forth within the Village Master Plan and Design Manual.
The goals are to:
1. Establish Carlsbad Village as a quality shopping, working and living environment.
2. Improve pedestrian and vehicular circulation in the Village.
3. Stimulate property improvements and new development in the Village.
4. Improve the physical appearance of the Village.
5. Provide signage which is supportive of commercial vitality and a unique Village
image.
Programs of Action and Exnenditures
In addition to addressing the above goals, the purpose of all actions of the Redevelopment
Agency will be to eliminate blight within the Village Redevelopment Area.
The Agency intends to expend approximately $356,000 to encourage the development of a
commercial project within the Village to either eliminate an existing blighting influence and/or
encourage elimination of blight on other parcels within the Village. The Agency will expend
approximately $25,000 on a study to consider the establishment of a Parking and Business
Improvement District (PBID) and an estimated $125,000 on various other studies and plans for
land use, design standards, public improvement enhancements and development strategies for
the Village and/or other areas which have an impact on the Village. In addition, the Agency
will continue its funding of a Facade Improvement and Signage Funding Program, and provide
funding to install public improvements and additional street furniture and landscape planters
throughout the Village Area. The Agency will also implement a public relations campaign. The
total of expenditures for various programs and projects to be funded over the next five years by
the Village Redevelopment Agency is projected to be approximately $2 million.
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In terms of affordable housing programs/projects, the Agency expects to spend a total of
approximately $3.9 million to assist in the development of new housing units, both inside and
outside the Redevelopment Project Area, which will be affordable to low and moderate income
households. This will include funding for administrative costs as well as housing projects.
Finally, the Agency will continue to fund annual payments and related costs required on the
1993 Tax Allocation Bonds; the total payments over the five year period of this plan are
projected to be $5.4 million. The Agency will also continue to use tax increment funds to
finance approximately $2.6 million in costs related to general agency administration, which
includes public parking lot leases. The total estimated expenditures, including affordable
housing programs, over the period of this plan is $13.9 million.
Affordable Housing
As a general rule, the Redevelopment Agency does not intend to “develop” new housing units,
or rehabilitate existing units, on its own. Although there may be circumstances which would
cause the Agency to purchase existing units or property to be used long term for affordable
housing purposes, the Agency will primarily assist private (for profit or non-profit) housing
developers, through the use of Low and Moderate Income Housing Set-Aside Funds, to
build/provide affordable housing units both inside and outside the Redevelopment Project
Area. Over the next five years, the Agency intends to assist in the development of
approximately 353 units of housing affordable to low and moderate income households. It is
anticipated that a minimum of 38 (11%) of these units ,will be affordable to extremely low
income, 178 (50%) to very low income, and 90 (25%) to low income; the remainder of the
units 42 or (12%) will be affordable to upper income households.
Although some of the projects the Agency may assist will be mixed income projects, the
Agency’s Low and Moderate Income Housing Set-Aside Funds will only be used to finance
units within the project(s) which benefit low and moderate income persons. The percentage of
low and moderate income affordable units the Agency intends to assist with Low and Moderate
Income Set-Aside Funds will meet or exceed the percentage of low and moderate income
affordable units needed within the community, as indicated in the City of Carlsbad’s Housing
Element and Consolidated Plan. The 1999 draft Housing Element states that 38% (or 2361
units) of the new development within the community must be affordable to lower income
households, 23% (or 1430 units) to moderate income households and 39% (or 2423 units) to
upper income households. The total number of affordable housing units needed in Carlsbad is
6,214 units. The affordable housing production program outlined within the following
Implementation Plan is, therefore, consistent with the need demonstrated within the Carlsbad
Housing Element.
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The Agency intends to comply with the following rules related to the use of Low and Moderate
Income Housing Set-Aside funds and/or Inclusionary Housing requirements as related to each
housing project built within the Village Redevelopment Project Area and/or assisted with
Agency funds:
l If the Agency assists with the development of affordable housing with Low and
Moderate Income Housing Funds, either inside or outside the Redevelopment Project
Area, the percentage of units to be affordable to low and moderate income households
will be equal to or exceed the percentage of low and moderate income housing funds
invested within the project.
l If the Agency develops housing within the Village Project Area, at least thirty percent
(30%) of the units will be affordable to low and moderate income households and fifty
percent (50%) of those units will be affordable to very low income households.
l If the Agency provides m assistance to a housing project but the project is constructed
within the boundaries of the Village Redevelopment Project Area, then the project will
have an inclusionary housing requirement to provide at least 15% of the units in a
manner which is affordable to low and moderate income households and forty percent
(40%) of these units must be affordable to very low income households. These
inclusionary units may be provided within the new project or within a “combined”
project to be constructed at another location within the Village Redevelopment Project
Area. In some cases, the inclusionary unit requirement may also be met in a
“combined” project located outside the Project Area on a “2 to 1 ratio”, with the
approval of the City Council and Housing and Redevelopment Commission; this means
for every one (1) unit required two (2) units must be provided if requirement is to be
satisfied outside the Project Area.
For all development within the Village Redevelopment Project Area which resulted in the
construction of new housing units during the period from July 1981 to December, 1994, the
Agency met the inclusionary housing obligation of eighteen (18) units in the Villa Loma
Affordable Apartment Project. Per an agreement with the Carlsbad Redevelopment Agency,
the subject project provides for a total of 344 affordable housing units for low and moderate
income households. The prior year inclusionary housing obligation for the Village
Redevelopment Area was met under the required 2:l ratio. The project provides for at least
thirty-six (36) units of housing affordable to low and moderate income households with at least
fourteen (14) units affordable to very low income households. The Villa Loma Apartment
Project was constructed as of 1996 and is currently fully leased. This project, therefore,
assisted the Agency to completely satisfy its “prior year” inclusionary housing requirement for
the Village Redevelopment Project Area.
From January, 1995 to the present, there has been no construction of “housing units” within
the Village Redevelopment Area. Therefore, there was no inclusionary housing obligation.
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During the period of this plan, if any new “housing units” are constructed, the developer/
builder will be required to satisfy the related inclusionary housing obligation on site, or within
a “combined affordable housing project” approved by the City Council and/or Housing and
Redevelopment Commission.
The Agency is required to prepare a Housing Replacement Plan for redevelopment activities
which result in the removal of housing from the Village Project Area which is affordable to
low and moderate income households. The Agency does not intend to take actions in the future
which result in the removal of affordable housing within the Village Project Area; the “housing
replacement plan rule” will, therefore, not apply to the Agency.
Smnmarv
This Executive Summary has highlighted the programs and potential projects to be
implemented by the Agency over the next five years. The following Implementation Plan
provides additional details of the redevelopment activities through the use of narratives and
tables/charts, and provides the Agency’s Five Year Low and Moderate Income Housing Fund
Spending Plan.
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GOALS AND OBJEXTIVES
Carlsbad Village Redevelopment Area has a colorful history reaching back to at least the 1880s
when the rail line linking San Diego and Los Angeles was constructed. The Village Area
experienced early days of glory with the construction of large hotels and spas, but by the 1980s
it was beset by problems common to many older downtowns. Buildings were in many cases
seriously dilapidated, competition from modern shopping centers had stolen away much of the
area’s commercial vitality and .the small lot sizes and patterns made new construction to current
City development standards difficult and in some cases impossible.
In response to the problems facing the downtown area, the Carlsbad City Council and .its
Housing and Redevelopment Commission adopted the Redevelopment Plan for the Carlsbad
Village Redevelopment Project Area in accordance with the California Community
Redevelopment Law in 1981. Using the powers granted by that law, the Commission
proceeded to address blighted conditions within the Village. Codes were enforced, some
properties were acquired, public parking lots were established, overhead utilities were
undergrounded, public improvements were constructed and a host of other actions were taken
with highly visible results.
After ten (10) years of effort, the Carlsbad Redevelopment Agency decided it was time to take
a step back and look at the actions that had been taken to date to eliminate blight and
economically enhance the downtown area. In 1992, the Agency initiated a comprehensive
review/planning process to refine the vision for the downtown area, further establish
appropriate land use requirements, define a supportive development scale and character, and
develop a new strategy to further guide and coordinate public and private investment within the
Village Redevelopment Area. The primary purpose of the comprehensive review was to
establish a “vision” for what the Village would look like when the term of the Redevelopment
Plan expires and then develop the “roadmap” for getting to the vision of the future downtown.
With the assistance of an eleven (11) member (with 2 alternates) Master Plan Advisory
Committee, the Carlsbad Redevelopment Agency identified goals and objectives for future
actions needed to eliminate blight and blighting influences within the Village Redevelopment
Area to the date the redevelopment plan expires in July, 2006. The Village Redevelopment
Area Master Plan Advisory Committee was made up of the following members: one (1)
Planning Commissioner; one (1) Traffic Safety Commissioner; two (2) Housing and
Redevelopment Advisory Committee members; one (1) representative of the Village Business
Association; one (1) Village Business Owner; one (1) citizen-at-large and, one (1)
representative from each of the four quadrants of the City. There were also two (2) alternates
assigned to the Committee which generally served as full voting members related to the actions
taken by the Committee. The Advisory Committee provided an excellent representation of
interested parties throughout the City and was quite effective in identifying a “vision” for the
Village Redevelopment Area and developing appropriate goals and objectives which were used
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to prepare the previous and this Five Year Village Redevelopment Implementation Plan.
As a result of the comprehensive planning process conducted by the Village Redevelopment
Master Plan Advisory Committee, the City’s Planning Commission and Design Review
Board, the City Council and the Housing and Redevelopment Commission, the following goals
and objectives were established to obtain the “vision” set forth for the Village Redevelopment
Area:
GOAL ONE
* Establish Carlsbad Village as a quality shopping, working and living environment.
Objectives:
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Remove blighting conditions from Village.
Retain and increase uses serving Carlsbad residents.
Attract additional tourist-serving uses.
Encourage uses which are complementary to the new Transit Station to be constructed within the
Village.
Reinforce pedestrian retail continuity within the Village commercial areas.
Limit commercial development in and adjacent to residential neighborhoods.
Improve the condition and appearance of the current Village housing stock.
Increase the number, quality and diversity of housing units within the Village.
GOAL TWO
a Improve Pedestrian and Vehicular Circulation in the Village Area.
Objectives:
w Minimize pedestrian/vehicular conflicts along major pedestrian walkways. w Provide a stronger pedestrian linkage between Carlsbad Boulevard and State Street. w Establish a quality pedestrian environment along North State Street. w Improve access to North State Street. w Establish sidewalks throughout the Village Area.
GOAL THREE
Q Stimulate Property Improvements and New Development in the Village.
Objectives:
w Establish development standards which recognize the unique small lot conditions within the
Village.
W Establish a parking district, or some other option, which allows off-site parking in public lots to
satisfy on-site parking requirements.
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W Increase the intensity of development within the Village.
W Encourage mixed use development within the Village.
W Provide greater certainty as to acceptable land uses and development intensities.
W Provide assurance that future adjacent development will not adversely affect land owners’
investment.
W Simplify the project application and review process.
GOAL FOUR
a Improve the physical appearance of the Village Area.
Objectives:
W Reinforce the Village Character through site planning, architectural design and signage.
W Establish commercial buildings whose scale and character are compatible with Village residential
neighborhoods .
W Minimize the land area required to accommodate additional parking in the Village.
W Create a sense of design unity and character while encouraging design diversity.
W Require design sensitivity to adjacent development.
GOAL FIVE
Q Provide signage which is supportive of commercial vitality and a unique Village image.
Objectives:
W Reinforce the positive image of Carlsbad Village with appropriately designed and scaled signage.
W Use signage to establish a unique visual image for the Village.
W Encourage pedestrian-oriented signs.
W Insure that signage is compatible with the architecture of each structure and its unique location.
W Encourage signs which reflect the special business personality.
PROGRAMS OF ACTION AND PROJECTED EXPENDITURES
This section provides a historical perspective on past activities within the Village
Redevelopment Area and then outlines the programs, including potential projects, and
estimated expenditures for the five year period covered by this Implementation Plan. To
understand the Agency’s decisions on future activities, it is important to understand some of
the history of the area and previous actions taken to eliminate blight.
When the City Council adopted the Carlsbad Village Redevelopment Plan in 1981, the area
was both depressed and depressing. The commercial vacancy rate languished at over 50
percent. Disreputable and even illegal enterprises flourished and the downtown merchants had
become skeptical of the City’s ability to help. In response to the problems facing the downtown
area, the Carlsbad Redevelopment Agency began using the powers granted under California
Redevelopment Law to address blighted conditions and blighting influences within the Village
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Redevelopment Area.
Between 1981 and 1988, the Redevelopment Agency collected and spent over $5 million on
public improvements, code enforcement, commercial rehabilitation, property acquisition and
public parking lot construction. Initial beautification and revitalization projects included the
fountain at State and Grand, new building fronts along State Street, sidewalk medians,
coordinated street signs and landscaping and the construction of five off-street public parking
lots yielding 300 parking spaces.
In 1988, a decision was made to continue the effort to improve the downtown streets and
parking in an effort to redefine the village as a pedestrian-centered network, improve the safety
and driveability of major streets, continue to encourage the spending of resident and tourist
dollars in the area businesses and create a self-perpetuating balance in the overall economy of
the Village. The Redevelopment Agency appropriated $8 million in bond proceeds for the
comprehensive Streetscape Project on Carlsbad Boulevard and Carlsbad Village Drive.
During the past five years, the Redevelopment Agency has expended additional funds to ensure
the long term provision of public parking lots. The property for the public parking lot located
at the corner of Roosevelt Street and Carlsbad Village Drive had been leased by the
Redevelopment Agency prior to 1995. In 1995, the Agency purchased the property for
$656,250 in order to ensure the long term availability of public parking at this location, or in
the general vicinity. This property was purchased with Redevelopment Bond Proceeds. The
Agency also purchased property to facilitate new commercial development within the Village
Redevelopment Area. In November of 1997, the Agency purchased property at 2787 State
Street (previously known as the “Bauer Lumber Building”) with Redevelopment Bond
Proceeds. The intent of the purchase is to make the property available, with other previously
acquired properties, to a developer to facilitate development of a 30,000 to 40,000 square foot
specialty retail center near the Commuter Rail Station. Redevelopment funding has also been
used for various planning studies and strategy documents as well as a Facade Improvement and
Signage Financial Assistance Program.
To date, the Redevelopment Agency has completed a variety of public improvement projects
and encouraged private property improvements/enhancements which have not only eliminated
blight and blighting influences but also resulted in a renewed interest and faith in the Village
Redevelopment Area. Long-time merchants have expressed great pleasure with the influx of
tourists and shoppers and the return of residents who had abandoned the area for shopping
malls.
Although a lot of work has been completed since 1981, there is still work needed in the Village
Redevelopment Area to redevelop and revitalize. The following conditions of blight still exist
within the Village Redevelopment Area:
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1. Buildings in which it is unsafe or unhealthy for persons to live or work. These
conditions can be caused by serious building code violations, dilapidation and
deterioration, defective design or physical construction, faulty or inadequate utilities, or
other similar factors.
The Village Redevelopment Project Area still contains a number of buildings, both
commercial and residential, which do not meet current public safety codes. In addition,
areas exist within the project area which have poorly maintained buildings, both
commercial and residential, necessitating a large amount of code enforcement
oversight. Other buildings are in need of seismic safety retrofitting/reinforcement.
2. Factors that prevent or substantially hinder the economically viable use or capacity of
buildings or lots. This condition can be caused by a substandard design, inadequate size
given present standards and market conditions, lack of parking, or other similar factors.
The Village Redevelopment Area has a number of small lots, many of irregular shapes,
which are extremely difficult to develop in a manner which meets current standards. A
fairly large number of buildings were built without on-site parking and now must rely
on public parking lots and on-street parking to meet the needs of tenants and customers.
3. Adjacent or nearby uses that are incompatible with each other and which prevent the
economic development of those parcels or other portions of the project area.
There exists within the Village Redevelopment Area many cases of residential uses
adjacent to industrial or commercial uses without any kind of buffer to serve as a
transition area to the adjacent uses.
4. The existence of subdivided lots of irregular form and shape and inadequate size for
proper usefulness and development that are in multiple ownership.
The wide-spread problem of small lots of irregular form within the Village
Redevelopment area creates a development difficulty which needs continued attention.
The recently approved (6/99) Parking In-Lieu Fee Program for the ,Village
Redevelopment Area will provide a feasible alternative to providing parking on-site
which, upon implementation, will assist in the elimination of this problem to a certain
degree.
Over the next five years, the Carlsbad Redevelopment Agency will continue to meet its annual
Bond payment requirements. In addition, to address the various “Goals and Objectives”
outlined within this Redevelopment Implementation Plan and to take actions to eliminate blight
and/or blighting influences within the project area, the Agency has identified the proposed
programs/activities and expenditures for the Village Redevelopment Area as summarized in
Table 1. A more detailed description of each proposed program/activity and/or expenditure and
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an explanation of how the action will eliminate blight is provided in the narrative section.
Table 1.
ensive study/plans for land use, design
public improvement enhancements and
Furniture Planters Etc.
$ 900,ooo 2000-2005
$ 30,000 2000-200 1
2000-2005
$3,912,870 2000-2005
$5,400,000 2000- 2005
J General Administration of Redevelopment $2,600,000 2000-2005
The following provides a narrative of each proposed program or potential project as
highlighted in Table 1, including how it addresses the issue of blight.
A. Pronertv Acauisition and Market Analysis for Commercial Develonment:
Over the next five years, the Carlsbad Redevelopment Agency will encourage the development
of one or more commercial projects which would eliminate existing blighting influences within
the Village Redevelopment Area and/or encourage the elimination of blight on other parcels.
The Agency has identified two primary areas to be considered for these commercial projects.
They are as follows:
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l Specialty Commercial Center near Villape Commuter Rail Station (Grand Avenue and
State Street). The uses at a new Specialty Commercial Project near the Commuter Rail
Station could include a mix of retail shops, restaurants and offices. By encouraging new
commercial development within the area of the new Station, the Redevelopment Agency
hopes to motivate other property owners within this area, primarily the north State
Street area, to rehabilitate deteriorating/unsightly buildings. The north State Street area
has been identified as an area which requires focused “clean up” attention from the
Redevelopment Agency. In conjunction with this proposed commercial development
facilitation, the Redevelopment Agency will work with the North County Transit
Development Board to provide additional public parking (i.e., a parking structure) at
the site of the Village Commuter Rail Station.
l Commercial Center at Roosevelt Street and Carlsbad Village Drive. The Carlsbad
Redevelopment Agency intends to move forward with plans to facilitate the
development of a commercial project at or near the intersection of Roosevelt Street and
Carlsbad Village Drive. This area has great potential for development. Several
properties within this area are currently underutilized. Without some assistance from
the Agency, development will most likely not occur due to an inability to provide
adequate parking and the small, irregular shape of some of the lots. The concept for a
proposed project within this area includes a mix of uses to include retail, restaurants
and/or other commercial development which may also provide for a public parking lot
(perhaps a parking structure).
B. Comnrehensive studv/nlans for land use. design standards. enhanced nublic imnrovements
and develonment strategies:
Over the next five years, the Redevelopment Agency will continue its efforts to develop, or
assist in the development of studies and plans which identify appropriate land use, design
standards, enhanced public improvements and strategies for the entire Village Redevelopment
Project Area and/or sections within the project area:
l The Agency will assist with a report and public relations on the formation of a Parking and
Business Improvement District (PBID) within the Village Redevelopment Area.
l A study will be completed on street lighting within the Village and surrounding areas. The
results of the study will be used to determine the locations for additional or enhanced street
lighting.
l A study will be completed on the potential re-uses for the property known as the Oak Street
Yard which currently houses staff of the City’s Public Works Department. It is anticipated
that within 3 to 4 years, the Public Works Department will no longer require offices at the
Oak Street location. Because this property is located within the Village Redevelopment
Area, new uses for the property should be consistent with the Village Master Plan.
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Therefore, redevelopment funds will be used to prepare a feasibility study of potential uses
for the site. This study will be combined with another project which will result in adoption
of a Master Plan (for appropriate land uses) for the Transportation Corridor within the
Village Area.
C. Facade Imnrovement and Signage Financial Assistance Program:
Over the next five (5) years, the Redevelopment Agency will continue to encourage
property/business owners within the Village Redevelopment Project Area to improve their
properties, specifically building facades, and replace non-conforming and/or outdated building
signage:
l A Facade Improvement and Signage Financial Assistance Program will continue to be
funded through the Carlsbad Redevelopment Agency to eliminate blighting conditions
created through deteriorated buildings and outdated/inappropriate signage within the
project area. The Agency will provide matching funds for facade improvements and
new signage, including design costs.
D. Village Area Beautification Program - Street Furniture, Planters, Etc. :
Over the next five (5) years, the Redevelopment Agency will continue its efforts to beautify the
Village Redevelopment Area by:
l The Redevelopment Agency will enhance the Village Area through the installation of
additional street furniture including benches, trash cans, trees, planters, and banners or
other decorative features, as well as provide for improved maintenance activities.
E. Village Public Parking Enhancement Program:
Over the next five (5) years, the Redevelopment Agency will continue its efforts to address
parking issues within the Village Redevelopment Area:
a The Redevelopment Agency will provide funding to address impediments to use of
existing public parking lots and/or addition of public parking as determined to be
appropriate. To increase utilization of existing public parking lots, it may be necessary
to make changes such as additional lighting, reconfiguration, etc. Or, if the opportunity
presents itself, the Agency might purchase property for future parking. This program
was developed as part of the Village Parking Program that was approved by the
Housing and Redevelopment Commission in June, 1999.
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F. Village Public Relations Camnaign:
Over the next one to two years of this Plan, the Redevelopment Agency will implement a
public relations campaign to encourage pedestrian activity within the Village Redevelopment
Area. Funding has been appropriated to support a program to inform the public as to the
locations and number of public parking facilities located within the Village Area, and to
encourage the public to get out of their cars and “walk about” the Village. This program is
identified in the Village Parking Program which was approved by the Housing and
Redevelopment Commission in June, 1999.
G. Village Sidewalk Reconstruction Proiect. or Other Public Imnrovements:
Over the next two to three years of this Plan, the Redevelopment Agency will continue its
efforts to improve the Village Redevelopment Area through the construction, reconstruction or
installation of additional public improvements within the Village Area. These projects may
include one or more of the following projects:
l Village Area Sidewalk and Curb Reconstruction
l Installation of additional landscape medians and/or landscape planters.
l Street Improvements
l Miscellaneous Infrastructure Enhancements
H. Affordable Housing Programs and Proiects. Including Administration:
Over the next five years, the Redevelopment Agency will continue to assist for-profit and/or
non-profit affordable housing developers to provide affordable housing for low and moderate
income households both inside and outside the Village Redevelopment Area. For the first two
to three years, the Agency will use Low and Moderate Income Housing Funds (LMIHF) to
repay a loan with interest( approximately !$450,000) provided by the City of Carlsbad’s
General Fund for the acquisition of an existing Senior Apartment Complex (75 units) for the
purpose of providing affordable housing for very low and extremely low income senior
households.
I. Renavment of Tax Allocation Bonds Issues for Previous Proiecns):
The Redevelopment Agency will continue to make annual payments on the Tax Allocation
Bonds which were issued originally in 1988, and refinanced in 1993, for the purposes of
constructing street improvements, providing public parking and construction of a new senior
center to benefit the Village Redevelopment Area. The street improvements resulted in
improved circulation within the Village Redevelopment Area, greatly improved drainage and
aesthetically enhanced the two major thoroughfares within the redevelopment project area. The
Redevelopment Agency also hopes that the enhancement of Carlsbad Village Drive and
Carlsbad Boulevard will encourage new businesses to locate within the Village. The public
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parking lots were needed due to inadequate parking on many privately-owned retail sites within
the core downtown area of the Village. With refinancing of the bonds in 1993, additional bond
proceeds were generated which have been used to provide affordable housing, acquire property
to facilitate commercial development, initiate a financial assistance program for facade and
signage improvements and to complete various studies and strategies to benefit the Village
Redevelopment Area.
J. General Administration of Agency (Housing & Redevelopment Denartment):
Over the next five years, the Redevelopment Agency will continue to reimburse the City of
Carlsbad for costs of Housing and Redevelopment Department Staff working on projects
outlined within this Implementation Plan and for general administration expenses related to this
plan and the Village Redevelopment Plan.
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AFFORDABLE HOUSING PROGRAMS
In addition to the programs described above, the Agency’s Implementation Plan must also
describe how the requirements of Sections 33334.2, 33334.4, 33334.6 and 33413 will be
implemented. These sections of the Health and Safety Code refer to the Agency’s responsibility
to increase, improve and preserve the community’s supply of low and moderate income
housing at an affordable housing cost as defined in Section 50093, and a very low income
household as defined in Section 50105, and the Agency’s “inclusionary housing” obligations
pursuant to Health and Safety Code Section 33413(b).
As described in Section 33490 (2), the Agency’s Implementation Plan shall contain an annual
housing program, including the amount available in the Low and Moderate Income Housing
Fund and the estimated amounts which will be deposited during each of the next five years,
and estimates of the number of new and rehabilitated units to be assisted by the Agency with
Low and Moderate Income Housing Funds during each of the next five years.
In addition, the Implementation Plan is to include the Agency’s “inclusionary housing” plan,
the requirement for which was first set forth in Assembly Bill 315 and is now incorporated into
Health and Safety Code Section 33413(b)(4). The “inclusionary housing” requirements are as
follows: 1) at least 30% of all new and substantially rehabilitated housing units developed by
the Agency shall be available at affordable housing cost to persons and families of low or
moderate income, of which not less than 50% of these units are to be available at affordable
housing cost to very low income households; and 2) at least 15% of all new and substantially
rehabilitated housing units developed within the Redevelopment Project Area by public or
private developers other than the Agency shall be available at affordable housing cost to
persons and families of low or moderate income, of which not less than 40% of these units are
to be available at affordable housing cost to very low income households. Generally, the
Redevelopment Agency will not be involved in the development of affordable housing.
However, if the Agency does become involved in the development or direct provision of
affordable housing, a minimum of 50% of the units will be affordable to very low income
households. The 15% requirement applies to all housing developed in the Project Area (both
new construction and substantial rehabilitation), and is addressed in this Section.
This section highlights 1) the need for housing within the community; 2) the amount of funds
available within, and expected to be deposited to, the Agency’s Low and Moderate Income
Housing Set-Aside Fund over the next five years of this Implementation Plan; and 3) the
Agency’s annual plan for expending the funds and producing affordable housing.
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.
Need for Housing:
The Regional Housing Needs Statement for San Diego County reflects a greatly increased need
for housing opportunities in the low and very low income ranges. The statement also indicates
that Carlsbad’s share of low income housing should be 38% of its new development within the
next five years. Due to the future growth of industrial, retail, office and service jobs in
Carlsbad, the demand for housing for these traditionally lower-wage earner occupations will
increase. The Regional Housing Needs Statement indicates that the City of Carlsbad will need
to provide 2,361 housing units for lower income households within the period of this
Implementation Plan; 1,304 of these units need to be affordable to very low income
households.
In addition, a total of 1,430 new housing units affordable to moderate income households need
to be produced within the period of this Implementation Plan; this represents 23% of the total
need for affordable housing within Carlsbad.
In accordance with State .Law, a very low income household is one whose gross household
income does not exceed 50% of the median income for San Diego County, which as of the date
of this plan was $26,250 for a family of four. A low income household is one whose gross
household income is at least 50% but less than 80% of the median income for San Diego
County. A moderate income household is one whose gross household income is at least 120%
of the median income for San Diego County.
Low and Moderate Income Housing Set-Aside Funds:
The Agency has appropriated 20% of its tax increment to the Low and Moderate Income
Housing Set-Aside Fund since 1982. The total amount of unencumbered funds available as of
June 30, 1999 was approximately $1.6 million. However, these funds were expended in full as
of October 1, 1999 for acquisition of property. Therefore, expenditures from the Low and
Moderate Income Housing Set-Aside beginning January 1, 2000 will be dependent upon new
deposits to the fund during 1999-2000 and future years.
Funds deposited into the Low and Moderate Income Housing Set-Aside Fund may be spent on
a variety of activities. In general, the funds may be used to improve or increase the supply of
housing at a cost affordable to persons of low and/or moderate income. Specifically, the funds
may be used to 1) acquire land or building sites; 2) improve land or buirding sites with on-site
or off-site infrastructure improvements which are directly and specifically related to the
creation of low and moderate income housing; 3) “write down” land to private or public
persons or entities; 4) rehabilitate housing; 5) design, construct, or finance housing; 6) acquire
existing housing; 7) provide subsidies to, or for the benefit of, persons and families or low or
moderate income; and/or 8) develop plans, pay principal and interest on bonds, loans,
advances or other indebtedness, or pay financing or carrying charges.
19
The funds may be spent inside or outside the Village Redevelopment Project Area. The
Agency, however, may use these funds outside the Redevelopment Area only when the
Housing and Redevelopment Commission and City Council find that the proposed use of funds
will be of benefit to the redevelopment project area, per Health and Safety Code Section
33334.2(g). Particularly because of the largely built-out nature of the redevelopment area, the
Agency does intend to expend Low and Moderate Income Housing Set-Aside Funds outside the
Village Redevelopment Project Area as deemed appropriate by the Commission and Council.
Based on the demonstrated need to provide housing affordable to lower income households in
Carlsbad, the Agency has decided to focus its efforts and resources, specifically the Low and
Moderate Income Housing Funds, on producing new housing primarily for lower income
households. The Agency believes that the private housing market should be able to
accommodate most of the affordable housing needs of the moderate income households with
very little or no financial assistance from the Agency.
It is the policy of the Agency to provide assistance to housing projects in a manner that
maximizes the level and term of affordability. The Agency will require a minimum
affordability term of fifty-five (55) years on all assisted projects.
Table 2 below outlines the five year (2000-2004) expenditure plan for the Village
Redevelopment Project Area’s Low and Moderate Income Housing Set-Aside Fund. The
“revenue” section includes the balance of available funds (as of June 30, 1999) and funds
projected to be received on an annual basis over the five year period of this Plan. The
“expenses” section outlines the categories of expenditures and the amount of funds to be
expended within each category on an annual basis.
Table 2. LMD
Revenues :
Beg. Balance
Set-Aside
Interest &
Other Funds
Total
Expenses:
Admin.
Construction
Acquisition
&/or Rehab
Total
Ending Bal.
Total Units
HI ? Expenditure
1999-2000
$1,600,245
$303,750
$180,000
$2,083,995
$119,895
$0
$1,783,855
$1903,750
$180.245
213
$130,008 $130,000
$623,105 $452,245 ! $120,000 $120,000
$503,105 $332,245
2002-2003
$0
$331,910
$130,000
$461,910
$120,000
$341,910
$0
$461,910
$0
30
2003-2004
$341,8Z
Total
$1600,245
$1,612,625
$130,000 $700,000
$471,860 $3,912,870
$120,000 $599,895
$351,860 $1,529,120
$471,8Z
$1,783,855
$3,912,870
$0 I $0
30 353
20
Excess Surplus Funds:
Section 33334.10 of the Health and Safety Code requires the Carlsbad Redevelopment Agency
to prepare a separate accounting of “excess surplus” within the Low and Moderate Income
Housing Set-Aside Fund. “Excess Surplus” is defined as any unexpended and unencumbered
amount that exceeds the greater of either $1,000,000 or the aggregate (total) amount deposited
into the Low and Moderate Income Housing Fund pursuant to Sections 33334.2 and 33334.6
of the Health and Safety Code during the Agency’s preceding four (4) fiscal years.
Based on a July 1, 1999 memorandum from the State Department of Housing and Community
Development, legal interpretations of Health and Safety Code Section 33334.12 have
determined that “excess surplus” occurs at the beginning of a reporting year (based on final
unencumbered and adjusted balances), not at the end of a reporting year. Excess surplus,
therefore, is calculated using the unencumbered (adjusted) balance at the beginning of the
“reporting year” (immediately after the four year Low and Moderate Income Housing Fund
aggregation period) rather than the final unencumbered (adjusted) balance at the end of the full
fiscal year after the four year aggregation period. The beginning unencumbered (adjusted)
balance then is compared to the greater of either $ 1 million or the Low and Moderate Income
Housing Fund aggregation of the previous four fiscal years.
In determining excess surplus for the period ending June 30, 1999 and for preparation of this
Implementation Plan, the fiscal years to be considered are 1994-95, 1995-96, 1996-97 and
1997-98. The amount of excess surplus is calculated based on the aggregate sum of those fiscal
years or $l,OOO,OOO, whichever is greater. If excess surplus exists, or is expected to exist, the
Redevelopment Agency must prepare an appropriate course of action to eliminate the excess in
the following fiscal year. In effect, during the first year that excess surplus exists, an agency
has one year to either expend, encumber, or transfer the funds to a local housing authority. If
these events do not occur, the Redevelopment Agency has two more years to either expend or
encumber the funds, or be assessed severe statutory penalties. For example, an agency having
excess surplus funds on July 1, 1995 had until July 1, 1996 to take initial steps to deplete the
excess or transfer the money to the housing authority. If this did not occur, the Agency had
until July 1, 1998 to expend or encumber the funds. Beginning on July 1, 1998, the statutory
penalties would apply.
As indicated in Table 3 below, the Carlsbad Redevelopment Agency had no “excess surplus”
as of July 1, 1999 based on interpretation of the related state regulations. It is important to note
that there was a Low and Moderate Income Housing Fund balance of approximately $1.6
million at the end of fiscal year 1998-99. The entire balance in the fund, however, was fully
disbursed as of October 1, 1999 as a result of acquisition of an existing Senior Apartment
Project (75 units) for affordable housing purposes.
21
,-
Table 3. Excess Surplus
Fiscal Year
1994-95
1995-96
1996-97
1997-98
Total
LMIHF 20% Deposits
(per fiscal year)
$289,739
$292,538
$285,634
$302,097
$1,170,008
Unencumbered &
Adjusted Balance in
LMIHF as of 6/30/98
$1,169,121
Excess Surplus
Unencumbered Balance is
less than the aggregate
total amount deposited
into LMIHF during
previous 4 fiscal years.
$0
Housinp Production Plan:
Following is a general list of programs which the Carlsbad Redevelopment Agency ‘expects to
either begin or continue within the next five (5) years.
l The Redevelopment Agency has participated and will continue to participate with
private sector for-profit and non-profit housing developers to develop a mix of
ownership and rental affordable housing in the project area as well as citywide.
Agreements between the developers and the City and Agency for development of
affordable housing units will restrict the affordability of rents or sales prices to
specified income levels for periods of a least fifty-five (55) years.
l As appropriate and where feasible, the Agency will either acquire and rehabilitate, or
participate in the acquisition and rehabilitation, of apartment complexes which are
blighted and/or can provide affordable housing opportunities for low and/or moderate
income households. Any agency participation in an acquisition and/or rehabilitation
project will result in covenants to ensure the long term maintenance and affordability of
the designated affordable housing units for a minimum of fifty-five (55) years.
As stated above, as a general rule, the Redevelopment Agency does not intend to assume the
role of developer in producing or providing affordable housing units. The Agency intends to
primarily use the Low and Moderate Income Housing Set-Aside Funds and other funds
deposited to the account over the next five years to assist in financing private development
projects which will result in additional affordable housing opportunities for low and moderate
income households, with emphasis of the Agency’s assistance to be placed on lower income
affordable housing units. With that said, if the Agency finds that it would be appropriate and is
deemed necessary for the Agency to acquire property and/or existing units to facilitate the
development or provision of affordable housing, this action will be taken as well.
The following provides a breakdown of activities related to the production of affordable
housing units on an annual basis over the five year period of the Implementation Plan.
22
Annual Production Plans:
Table 4 below outlines the number of units to be produced with assistance from the Agency
through new construction and/or acquisition/rehabilitation. Due to the substantial need for new
affordable housing units within ‘the City of Carlsbad, the Redevelopment Agency intends to
focus the expenditure of its Low and Moderate Income Housing Fund specifically on projects
which result in the creation of new affordable housing opportunities. Other funding sources,
such as the City’s Housing Trust Fund, may also be used for the construction of affordable
housing projects and/or the implementation of other affordable housing programs such as rental
assistance and/or first-time homebuyer assistance.
1999-2000:
The Agency has previously executed an agreement to allow for the provision of a loan from the
Agency’s Low and Moderate Income Housing Fund to the MAAC Organization (non-profit
housing agency) for the construction of a new affordable housing project currently known as
the Laurel Tree Affordable Apartments. The apartment project is located outside the Village
Redevelopment Area and will provide for 138 units affordable to households with very low
incomes. Construction on the project is anticipated to be complete as of Spring, 2000.
In 1999, the Agency used Low and Moderate Income Housing Funds to acquire a 75 unit
Senior Apartment Project. The Apartment Project was purchased to allow for stabilization of
the project and to create affordable housing opportunities for very low and extremely low
income senior households. Rents were reduced to a rate which is considered to be affordable
to very low and extremely low income households. In 2000-2001, it is the intent of the
Redevelopment Agency to sell the apartment project to a private affordable housing
developer/builder with a requirement to retain the affordable rents for no less than fifty-five
(55) years. Upon sale of the property, a portion of the funds utilized to purchase the property
will be repaid to the Agency for use on other projects.
It is anticipated that the Agency will expend approximately $1.9 million in program year 1999-
2000 to produce, or make available, approximately 213 new units of affordable housing both
inside and outside the Redevelopment Project Area.
23
2000-2001:
Although no sites have yet been selected, the Agency intends to assist a private
developer/property owner, or developers/owners, with 1) the acquisition and rehabilitation of
multi-family and/or single family units within the Village Project Area or within close
proximity to the Village, or 2) assist with the purchase of vacant property for development of
an affordable housing project inside or outside the Village Redevelopment Area. This action is
intended to result in the provision of affordable housing for at least fifty (50) low income
households.
It is anticipated that the Agency will expend over $623,105 in program year 2000-2001 to
produce, or make available, approximately 50 additional new units of affordable housing either
inside or outside the Redevelopment Project Area.
2001-2002:
Although a specific project has not yet been identified, the Agency intends to participate in the
financing of an additional new construction project, or projects, which would produce at least
thirty (30) additional new housing units either inside or outside the Village Redevelopment
Project Area.
It is anticipated that the Agency will expend over !$450,000 in 2001-2002 to produce, or make
available, approximately 30 additional new units of affordable housing either inside or outside
the Redevelopment Project Area.
2002-2003:
Although a specific project has not yet been identified, the Agency intends to participate in the
financing of an additional new construction project, or projects, which would produce at least
thirty (30) additional new housing units either inside or outside the Village Redevelopment
Project Area.
It is anticipated that the Agency will expend approximately $460,000 in 2002-2003 to produce,
or make available, approximately 30 additional new units of affordable housing either inside or
outside the Redevelopment Project Area.
2003-2004:
Although a specific project has not yet been identified, the Agency intends to participate in the
financing of an additional new construction project, or projects, which would produce at least
thirty (30) additional new housing units either inside or outside the Village Redevelopment
Project Area.
24
. . ., ‘I ‘>‘V ~ . . . ‘2,
It is anticipated that the Agency will expend approximately $470,000 in 2003-2004 to produce,
or make available, approximately thirty (30) additional new units of affordable housing either
inside or outside the Redevelopment Project Area.
Five Year Total:
In total, the Agency expects to expend approximately $3.9 million in Low and Moderate
Income Housing Set-Aside Funds by the end of year 2004 to produce, or make available,
approximately 353 new units of housing affordable to low and moderate income housing.
25
INCLUSIONARY AND REPLACEMENT HOUSING
Inclusionarv Rules :
Health and Safety Code Section 33413(b)(4) requires that each redevelopment agency adopt a
plan to comply with the requirements of the “inclusionary rule”. This rule requires that a fixed
percentage of all housing constructed within a redevelopment area to be affordable to low and
moderate income persons and families.
A “30% ” Inclusionary Housing Requirement applies to all housing units developed within the
Village Redevelopment Project Area by the Agency without use of the Low and Moderate
Income Housing Funds. This means that if the Agency serves as the builder/contractor for a
housing project within the Village Area, thirty percent (30%) of the total units produced must,
and will, be affordable to low and moderate income households and fifty percent (50%) of
these restricted units must be affordable to very low income households. If the Agency uses
Low and Moderate Income Housing Funds to assist in financing a housing project, the
percentage of affordability-restricted units must be equal to, or exceed, the percentage of Low
and Moderate Income Housing Funds invested within the project. For example, if Low and
Moderate Income Housing funds account for 50% of the revenue sources used to finance a 100
unit housing project, then 50 of the units must be affordable to low and moderate income
persons; the funds can only be used to finance those 50 units which, in effect, results in a
” 100 % ” inclusionary rule.
Private entities and/or non-profit organizations will be assuming the primary role of housing
developer both inside and outside the Redevelopment Project Area. Per Redevelopment Law, a
” 15 % ” Inclusionary Housing Requirement applies to private development within the
Redevelopment Project Area. The requirement is that at least 15% of the units constructed
and/or rehabilitated must be affordable to low or moderate income persons, of which not less
than 40% (or 6% of the total units) must be affordable to very low income households.
For example, if private entities construct a total of 100 (non-restricted) units within the
Redevelopment Project Area, a total of 15 units must be constructed with affordability
restrictions - 9 of the units must be affordable to low or moderate income households and 6
must be affordable to very low income households.
Satisfaction of Inclusionarv Reauirements:
For market rate units (non-restricted) produced in the Village Redevelopment Project Area
prior to July 1, 1994, the Agency assumed the responsibility for providing units to meet the
inclusionary housing requirements. After July 1, 1994, the private developer of market rate
units within the Village Redevelopment Area became responsible for either producing the
inclusionary units within their project, participating in a “combined” project approved by the
City Council/Housing and Redevelopment Commisison, or for payment of an in-lieu or impact
26
fee to be used specifically for the purposes of producing affordable housing units. When
necessary and appropriate, the Redevelopment Agency will provide financial assistance to the
private entities, or non-profit organizations, for the purposes of meeting the inclusionary
housing requirements.
Per Redevelopment Law, in order for residential units to be counted for purposes of
compliance with the inclusionary housing requirements outlined above, the units must meet the
criteria outlined below. The units must be:
l newly constructed or rehabilitated;
l located within the redevelopment project area, or on a two-for-one basis if located
outside the project area;
l remain available at affordable housing cost to persons and families of low or moderate
income or very low income for the longest feasible time, but not less than the period of
land use controls in the redevelopment plan; and,
0 the restrictions must be recorded against the property as covenants running with the
land.
Prior Years: There were no residential units developed or proposed for development by private
entities or the Agency during the period from July 1, 1995 to June 30, 1999. Therefore, there
was no inclusionary housing obligation created within the Village Redevelopment Area for
those years.
The inclusionary housing obligation also applies to “substantial rehabilitation” of housing units
within the Village Redevelopment Area, as defined in Section 33413(b)(2)(A)(iv) of the Health
and Safety Code. However, a review of City records indicate that there has been no substantial
rehabilitation completed by the Agency or the private sector within the Village Redevelopment
Area which would result in the application of the inclusionary housing requirement.
Consequently, the Agency has no goal to produce new inclusionary housing units related to
substantial rehabilitation activities in previous years.
Future Years: Table 5 provides a summary of the number of housing units the Agency believes
will be constructed, or rehabilitated, over the next five years of this Jmplementation Plan. The
housing units identified to be constructed, or rehabilitated, within the Village Redevelopment
Area include both private and public development with or without Agency Assistance. Those
units indicated to be constructed outside the Village Redevelopment Area are only those which
have received, or anticipated to receive, approval of Agency assistance as of the date of this
report. Table 5 also indicates the inclusionary requirement, if any, and the estimated number of
units to be provided at each income level.
27
Table 5 Nli!W HnlT!aNc TINTT nmm .nmnmr ~cetimatd fnr %uu-ornl Iu.- -. _.-.. --V-VY.Y -*.-- --.--V-*.-A.- \--Y--..-v.s s-s -vvv -vv-.,
Location of No. of Units to Ext. Very Low Mod
Units be Produced/ Low bw Income Income Rehabilitated Income Income
Within the
Village Area; 80 0 3 30 0 no specific
sites known at
this time.
Outside the
Village: 273 38 175 60 0
* Laurel Tree
Site
* Tyler Court
* One or more
UlkllOWIl
sites
Total 353 38 178 90 0
Other
Income
42
0
42
Inclusionary
Requirement
15% or 7.5
units low/mod
affordable; 3
units to
affordable to
very low.
No require-
ment per Red.
Law. % of
affordable
units w/in
project must
equal % of
L/M Funds
w/in project.
As indicated in Table 5, the Agency intends to participate in the construction of, or
rehabilitation of, approximately 353 affordable housing units both inside and outside the
Village Redevelopment Area by the end of calendar year 2004. It is anticipated that no more
than 80 units of housing will be constructed within the Village Redevelopment Area. The
remaining units (approximately 273 units) are anticipated to be constructed outside the Village
Redevelopment Area with some type of financial assistance from the Redevelopment Agency
based on benefit to the area. As stated previously, as a general rule, the Agency does not
intend to develop housing on its own. The Agency will assist private developers either inside
or outside the Redevelopment Project Area.
Renlacement Rules:
Health and Safety Code Sections 33413.5 and 33334.5 require replacement housing plans for
compliance with the “replacement rule” which requires the Agency to replace low and
moderate income housing which is removed as a result of a redevelopment project.
Whenever dwelling units which house persons and families of low or moderate income are
destroyed or removed from the low and moderate income housing market as part of a
redevelopment project subject to a written agreement with the agency, the Redevelopment
Agency is required to ensure that an equal number of replacement dwelling units are developed
within four (4) years of the removal of the dwelling units.
28
_-.
During the period of this Implementation Plan, the Agency does not intend to participate in
any projects within the Village Redevelopment Area which will result in a loss of housing
affordable to low or moderate income households. Therefore, the Agency has no need to
prepare a “Housing Replacement Plan” at this time related to any project outlined within this
Implementation Plan. If any action of the Redevelopment Agency does propose to eliminate
low and/or moderate income housing in the future, the Agency will prepare the appropriate
Housing Replacement Plan prior to any action be taken which allows the loss of that housing.
29
43
CONCLUSION
The Carlsbad Village Redevelopment Implementation Plan, as detailed above, describes the
programs which are proposed to be undertaken during the next five (5) years in order to assist
in the alleviation, or elimination, of blighting conditions existing in the Village Redevelopment
Project Area and/or to increase the community’s supply of affordable housing. Redevelopment
is, however, a very fluid process subject to a myriad of changing issues and the forces of
market dynamics. The Plan is subject to periodic public review. The Agency may review and
amend the plan, goals, objectives and programs, and expenditures (following a noticed public
hearing) at any time conditions require such an amendment.
PUBLIC RJWIEW SUMMARY
The Carlsbad Redevelopment Agency notified the general public on November 13, 1999,
November 24, 1999 and December 3, 1999 that the Village Implementation Plan was available
for review and comments through December 14, 1999. The Housing and Redevelopment
Commission held a public hearing on December 14, 1999 in the City Council Chambers
located at 1200 Carlsbad Village Drive to review, discuss and accept public comments on this
Implementation Plan.
30
PROOF OF PUBLICATION
(2010 & 2011 C.C.P.)
STATE OF CALIFORNIA
County of San Diego
I am a citizen of the United States and a resident
of the County aforesaid: I am over the age of eighteen years and not a party to or interested in
the above-entitled matter. I am the principal clerk
of the printer of
North County Times
formerly known as the Blade-Citizen and The Times-Advocate and which newspapers have
been adjudged newspapers of general
circulation by the Superior Court of the County of
San Diego, State of California, for the cities of Escondido, Oceanside, Carlsbad, Solana Beach
and San Diego County; that the notice of which
the annexed is a printed copy (set in type not smaller than nonpareil), has been published in each regular and entire issue of said newspaper
and not in any supplement thereof on the
following dates, to-wit:
Nov. 13, 24, Dec. 3, 1999
I certify (or declare) under penalty of perjury that
the foregoing is true and correct.
,
Proof of Publication of
Notice of Public Hearing
Dated at San Imrcos , California :#
3rd day/ I
-Dec.1999 ' A public hearing has been scheduled before the Carlsbad Housing and
Redevelopment Commission on Tuesday, December 14, 1999 at 6~00 pm in the Ci Council Chambers located at 1200 Carlsbad Village Dnve to allow the public a” opportunity lo comment on the 1995-99 Redevelopment Implementation Plan Progress Report and the proposed 2000-2004 Redevelopment Implementation Plan. The public is encouraged to attend the Housing and Redevelopment Commission meeting on December 14,1999 and comment on both the progress fapolt and new Implementation Plan.
NOTICE OF PUBLIC HEARING
CARLSGAD REDEVELOPMENT AGENCY
FIVE YEAR IMPLEMENTAilON PLAN FOR 2000-2004 AND PROGRESS REPORT FOR 1995-1999
Per Section 33490 of the State of California He&h and Safety Coda, the Cartsbad Redevelopment Agency has prepared its five year Redevelopment Implementation Plan for the period beginning January I.2000 and ending Deoembar 31. 2004. The Plan contains the following information for the Village Redevelopment Area:
* Specific Goals and Objectives for ihe next five years; * Specific programs, including potential projects, and estimated expenditures for the next five yeers; * An explanation of how the goals, obJectives, programs and expenditure will eliminate blight; * The number of housing units to be rehabilitated, price-restricted, assisted or destroyed; and * Plans fw use of the annual deposits to the Low and Moderate Income Housing Fund.
The Carfsbed Redevelopment Agency has prepared its 2000-2004 Redevelopment Implementation Plan in draft form and is making it available for public review. A copy of the Implementatifx Plan may be obtained for review from lti Cartsbad Hdusing and Redevelopment Department !oceted at 2965 Roosevelt Street, Suite 8. Carlsbad. California
this
of
f .&+
Signature
This space is for the County Clerk’s Filing Stamp
In addition to the noted Implementation Plan for Me next fife year period (2000-2004) of redevelopment, the Carlsbad Redevelopment Agency has prepared a prcgrass report on the past five years of redevelopment in the Vilfage Redevefopment Project Area. The progress reporl was prepared to highlight the programs, projects and/or activities completed by the Redevelopment Agency during the period beginning January l,, 1995 and ending December 31.1999. The expendiiures made durfng the noted penod were all consistent with the 199599 Village Redevelopment Implementation Plan. This report is also available for review and a copy may be
obtained from the Carlsbad Housing and Radevekqment Office.
Ouastions or wmments regarding the subject Redevelopment Pmgress Report and lmpleqentation Plan may be directed to Debbie Fountain, Housing and Redevelopment Director. at (760) 434-2815.
Legal 64754 Novembar 13.24, December 3. 1999
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:HEVY ‘77 SUBURBAN 3/4 ton. tow kg. Dependable. $2750 obo 60-747-5560 7
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:HEVY ‘97 TAHOE 34K mi. 2 WD, VB. Spotless, Blue,. Pow- er all. 1 owner, low ml non smoker low k CDlCass Tint, llll, $25,5& %O-729~&i5i
CHEVY ‘98 BLAZER LT .oaded. leather interior, custom wheels, xlnl condition, $20.990. Call 760-721-3205
:HEVY ‘96 Tahoe, full Y load- ed, 25K ml, Pewter me allic. 1 ovmer. $2BK. (760) 757.1982
:ORD ‘88 BRONCO XLT 4x4 While, runs rt like new Must see! 55500 o o 760-747-5560 %I*
:ORD ‘91 Explorer XLT pwr wmdldoors. allo wheels, 2 whl dr. Auto. c? ood cond. $4900. 760-749-5622.
‘OR0 ‘93 EDDIE BAUER. Creme and Tan. Leather Upholstery. Loaded and s otless. $1 1,500 obo. 7&o-967-9373
:ORD ‘93 EXPLORER Very clean runs rest all wr new tires <20K $8500 f60-$57:9485
FORD ‘44 EXPLORER XLT auto, ac. new tires, ABS, 153K mi, reliable, xlnt cond. $8500 760X32-0324
‘ORD ‘94 EXPLORER XLT 4x4; 4.door: auto; V-6; new tires/shocks; xlnl cond;
t IO 000. 909-600-9431 or oo’%l%.dSS5
‘OR0 ‘94 EXPLORER XLT Ilhr, all pwr.. silent alarm, xlnt cond in/out $I2K 760-430-2062
‘ORD ‘95 EXPLORER Eddle Bauer pkg’ 4x4. or! owner 65K mi; $14,500; %Q&I-32~
enb t
w S555PBwodBtNats.C m50) 4384171
‘ORD ‘97 EXPLORER leather ml auto all CD-full loaded. 52i k OBO 409.698-8425.
‘ORD ‘98 EXPLORER 2 WD Eddie Elauer. Loaded. xlnt cond. P46k 760-967-7757
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NOTICE OF PUBLIC HEARING
CARLSBADREOEVELOPMENTAGENCY FlVEYEARlhlPLEMENTATlON PLAN FOR 2000-2004 ANDPROGRESSREPORTFOR19951999
Per Section 33490 of the Stale of California Health and Safely Code, the Carlsbad Redevelopment Agency has prepared its five year Redevelopment Implementation Plan for the period beginning January 1.2000 and ending December 31, 2004. The Plan contains the following information for the Village Redevelopment Area:
* Specific Goals and Obfeclives for the next five years; * Specific programs, including potential projects, and estimated expenditures for the next five years; * An explanation of how the goals. objectives, programs and expendllure will ekminate blight; * The number of housing units to be rehabilitated, price-restricted, assisted or destroyed; and * Plans for use of the annual deposits to the Low and Moderate Income Housing Fund.
The Carlsbad Redevelopment Agency has prepared its 2000-2004 Redevelopment Implementation Plan in draft form and is making it available for public review. Acopy of the Implementation Plan may be obtained for review from the Cadsbad Housing and Redevelopment Deparlment located at 2965 Roosevell Street, Suite B, Carlsbad. Callfomla.
In addition to the noted Im$ementation Plan for the next five year period (2000-2004) of redevelopment, the Carfsbad Redevelopment Agency has prepared a progress report on the past five years of redevelopment in the Village Redevelopment Project Area. The progress report was prepared lo highlight the programs, projects and/or aclivitles completed by the Redevelopment Agency during the perii beginning
January I, 1995 and endlng December 31, 1999. The expenditures made during the noted period were all consIsten with the 1995-99 Village Redevelopment lmplemenlat+on Plan. This report is also available for review and a copy may be obtained from the Carlsbad Housing and Redevelopment Dffice.
A pubkc hearing has been scheduled before the Carlsbad Housing and Redevelopment Commission on Tuesday, December 14, 1999 at 6:OO pm in the City Council Chambers located al 1200 Carlsbad Village Drive to allow the public an
opportunity to comment on the 1995-99 Redevelopment lmplemenlallon Plan Progress Report and the proposed 2000.2004 Redevelopment tmplemenlat~on Plan. The public is encouraged lo attend the Housing and Redevelopment Commission meeting on December 14.1999 and comment on both the progress report and new Implementation Plan.
Questions or comments regarding the subfecl Redevelopment Progress Report and lmplementabon Plan may be directed to Debbie Fountain. Housing and Redevelopment DIrector, at (760) 434-2815.
Legal 64754 November 13, 24, December 3. 1999
DA
IT0 PARK
3574
; On Approved Credit 39
tilerIt Of sari DIego CO”“, 0” Oct. 27,1999. Legal 64664 October 30, Nc vember 6, 13,20, 1999
FICTITIOUS BUSINESS NAME STATEMENT FILE NO. 1999-029981 The name of the business EARTH ARCWVES located at 2014 Subida Ter Carlsbad 92009. Is hereb registered by the followin owner s): Steven Todd Ghe 2014 Q ubida Terr, Carisbac 92009. This business is COT ducted by an individual. Th registrant commenced th, transaction of business 01 10-26-99. /s/Steven Gher This statement was filed witI
imY &%:;b E”d;‘,;t on Oct. 26.1999. Legal 64662 October 30, No vember 6,13,20,1999
FlCTlTlOUS BUSINESS NAME STATEMENT FILE NO. 1999-030166 The name of the business THE FORENSIC EXPERTS GROUP located at 2894 Luciemaga Carlsbad CA 92009-5947. )! hereby registered by the fol lowing owner(s): Carl Ernes
This business is conductec by individuals, husband ant wife. The registrant corn menced the transaction o business on 7-l-99. /sAngrid Englund This statement was filed wit
on Oct. 28, 1999. Legal 84671 October 30, No. vember 6. 13,20,1999
FICTITIOUS BUSlNESS NAME STATEMENT FILE NO. 1 QQQ-029923 The name of the business SIGNIA CLOTHING CO. I$;rxfdda at 3141 Aveneda La Costa CA 92009. Is hereby registerec by the followin Jay Tyacke. 31 1 Avene a % d owner(s
Olmeda La Costa, CA 92009. fhis business is con- ducted bv an indNidual. The registrant commenced the transaction of business on 1 O-26-99. Is/Jay Tyacke (CEO) This statement was filed with
zzrr3 &x~b %I: pn Ott 26,1999. Le@ 84672 October 30, No: member 6. 13.20. 1 QQQ
FICTITIOUS BUSINESS NAME STATEMENT FILE NO. 1999-029925 The name of the business CUUNARY CREATIONS ocated at 1922 Casablanca 3.. Vita. CA 92083. Is here-
same as above. This busi- less is conducted by an indi- ridual. The registrant com- nenced the transaction of nrsiness on n/a. ‘Y’Michelle Bell
.egal 84676 October 30, No- /ember 6, 13, 20, 1999
FiCTlTiWSBUWNESS NAME STATEMENT FILE NO. 1999-031361 The name&;gusmess
located at 1228 Hermes Ave., Leucadia, CA92024. Is herebv registered bv the fof- lowing owner(s): *Pirasak Bovonsivamon. 1229 Her. mes Ave., Leucadia, CA 92024. This business is con- ducted by an individual. The registrant commenced the trrtion of busmess on
ustness is conducted by ar ldividual. The registran ommenced the transactior f business on Tl -8-99. ;/Robert Lee Morris his statement was filed witt he or J. Smith, Count) :lerf d San Diego Count) n Nov. 10. 1999. egal64758 November 13 0,27, December 4,1999
FlCTlTlOUS BUSINESS NAME STATEMENT ILE NO. 1999-031421 ‘he name of the business ADVANCED HOME INSPECTlONS
mducted by a corporahon. he registrant commenced te transaction of business ill-9-99 _ __
sgal 64757 November 13, I, 27, December 4. 1999
FlCTlTlOUS BUslNESS NAME STATEMENT LE NO. 1999-031436 he name of thebusiness R&H ENTERPRISES
rcted by individuals, hus- rnd and wife. The regis- ant commenced the trans- ;ion of business on 10-10.
tielen L. Huffaker lis statement was flted with regory J. Smith, County
lnatter referred, to as the Die ’ ’ ‘- ““’ -’ I*“_ , t trim. will recerve u , not later than 10:0 8
c-G.jly -’ to, but Legal 64766 November f3 a.m. of 20,27, December 4, 1999 8 the 19th day of November, 1999. sealed bids for the
Y
ward of a contract for CISCO Equipment for
CLASSIFIED CRAFTS
Have this PURPLE MARTIN
11ons. #2038 $7.95. ALSO AVAILABLE, F’ur@e Martin Condo. #I2041 $7.95. Both pat-
GAL is a soft fabric country doll with soft- sculpted facial fea-
patterns, complete instructions for
IS tall. Full-size
Twins. 18” tall #2146 $1.95.-m Both patterns $12.95. 1
MONEY BACK GUARANTEE! Add $3.95 for catalog (includes $16 discount coupons!) NY. residenu add tax. CLASStFlED CRAFTS (92025) P.O. BOX 1469, CHAMPLAIN, NY 12919
b !I NOTICE OF PUBLIC HEAMNG
7 CARLSBADAEDEVELOPMENTAGENCY FIVE YEAR IMPLEMENTATION PLAN FOR 2000-2004 AND PROGRESS REPORT FOR 19951999
Per Section 33490 of the State of California Health and Safety Code, the Cartsbad Redevekrpment Agency has prepared its five year Reoevelcpmem implementation Plan for the period beginning January 1. 2OOrl and ending December 31, ZOW. The Plan contains the following information for the Village Redevelopment Area:
Specific Goals and Obiectives for the next five vears: * Specific programs, in&ding potential projects, /no estimated expenditures for the next five years; * An explanation of how the goals, objectives, programs and expenditure will eliminate blioht: * The number of housing unitgtd be rehabilitated. price-restricted, assisted or destroyed: and * Plans for use of the annual deposits to the Low and Moderate Income Housing Fund.
The Car&ad Redevelopment Agency has prepared its 2000-2904 Redevelopment Implementation Plan in draft form and is making ii available for public review. A copy of the Implementation Plan may be obtained for review from the Carlsbad Housing and Redevelopment Department located at 2965 Rooseveii Street, Suite S, Carlsbad, cafiia.
In addition to the noted Implementation Plan for the next five year period (2000-2004) of redevelopment, the Carlsbad Redevelopment Agency has prepared a progress report on the past five years of redevelopment in the village Redevelopment Project Area. The progress report was prepared to highlight the programs, projects and/or activities completed by the Redevelopment Agency during the period beginning January 1, 1995 and ending December 31. 1999. The expenditures made during the noted penod were all consistent with the t 995-99 Village Redevelopment implementation Plan. This report is also available for review and a copy may be obtained from the Carlsbad Housing and Redevelopment Office.
A public hearing has been scheduled before the Carts&d Housing and Redevelopment Commtssion on Tuesday, December 14, 1999 at 6:00 pm in the City Council Chambers lx&d at 1200 Cartsbad Village Drive to allow the pubb an opportunity to comment on the 1995-99 Redevelopment Implementation Plan Progress Report and the proposed ZOO&2004 Redevelopment Implementation Plan. The public is encouraged to attend the Housing and Redevelopment Commission meeting on ;,e&ember 14.1999 and comment on both the progress report and new Implementation
Questions or comments regarding the subject Redevelopment Progress Report and Implementation Plan may be directed to Debbie Fountain, Housing and Redevelopment Director, at (760) 4342615.
Legal 54754 November 13,24, December 3, 1999
NOTICE TO THE PUBLIC
CARLSBAD REDEVELOPMENT AGENCY
FIVE YEAR IMPLEMENTATION PLAN FOR 2000-2004
AND
PROGRESS REPORT FOR 1995-1999
Per Section 33490 of the State of California Health and Safety Code, the Carlsbad
Redevelopment Agency has prepared its five year Redevelopment Implementation Plan for the
period beginning January 1,200O and ending December 3 1,2004. The Plan contains the
following information for the Village Redevelopment Area:
l Specific Goals and Objectives for the next five years;
l Specific programs, including potential projects, and estimated expenditures for the next five
years;
l An explanation of how the goals, objectives, programs and expenditures will eliminate
blight;
l The number of housing units to be rehabilitated, price-restricted, assisted or destroyed; and
l Plans for use of the annual deposits to the Low and Moderate Income Housing Fund.
The Carlsbad Redevelopment Agency has prepared its 2000-2004 Redevelopment
Implementation Plan in draft form and is making it available for public review. A copy of the
Implementation Plan may be obtained for review from the Carlsbad Housing and Redevelopment
Department located at 2965 Roosevelt Street, Suite B, Carlsbad, California.
In addition to the noted Implementation Plan for the next five year period (2000-2004) of
redevelopment, the Carlsbad Redevelopment Agency has prepared a progress report on the past
five years of redevelopment in the Village Redevelopment Project Area. The progress report was
prepared to highlight the programs, projects and/or activities completed by the Redevelopment
Agency during the period beginning January 1,1995 and ending December 3 1,1999. The
expenditures made during the noted period were all consistent with the 1995-99 Village
Redevelopment Implementation Plan. This report is also available for review and a copy may be
obtained from the Carlsbad Housing and Redevelopment Office.
A public hearing has been scheduled before the Carlsbad Housing and Redevelopment
Commission on Tuesday, December 14, 1999 at 6:OOpm in the City Council Chambers located at
1200 Carlsbad Village Drive to allow the public an opportunity to comment on the 199.5-99
Redevelopment Implementation Plan Progress Report and the proposed 2000-2004
Redevelopment Implementation PZan. The public is encouraged to attend the Housing and
Redevelopment Commission meeting on December 14, 1999 and comment on both the progress
report and new Implementation Plan.
Questions or comments regarding the subject Redevelopment Progress Report and
Implementation Plan may be directed to Debbie Fountain, Housing and Redevelopment Director,
at (760) 434-28 15.
.
.
-
November 5, 1999
TO: CITY CLERK’S OFFICE
FROM: HOUSING AND REDEVELOPMENT DEPARTMENT
RE: PUBLIC HEARING REQUEST
Attached are the materials necessary for you to notice VILLAGE REDEVELOPMENT
IMPLEMENTATION PLAN FOR 2900-2004 for a public hearing before the Housing
and Redevelopment Commission. Please note that this Plan has very special noticing
requirements per Redevelopment Law. The attached public hearing notice must be
published as follows: once a week for 3 successive weeks, at least 5 days between
publications, commencing on first day and terminating on 21” day. Publication and
posting must be completed not less than 10 days before hearing. It is my suggestion
that the notice be published on
l Saturday, November 13, 1999
l Wednesday, November 24,1999, and
l Friday, December 3, 1999
Please notice the item for the regular Housing and Redevelopment Commission
meeting on December 14.1999
Thank you.
/y-/y-= y-$P
DATE /