HomeMy WebLinkAbout2004-05-11; Housing & Redevelopment Commission; 366; Village redevelopment area projects prioritizationW HOUSING AND REDEVELOPMENT COMMISSION - AGENDA BILL
AB# 366 TITLE:
BENEFIT THE VILLAGE REDEVELOPMENT AREA DEPT. H/RED CITY MGR.
RECOMMENDED ACTION:
That the Housing and Redevelopment Commission ADOPT Resolution No. 382 , APPROVING a
prioritization of redevelopment projects to benefit the Carlsbad Village Redevelopment Area.
ITEM EXPLANATION:
On December 2, 2003 the City Council and the Housing and Redevelopment Commission approved a
reimbursement agreement that will provide approximately $1 4.4 million in future funding for new non-
housing redevelopment projects to benefit the Village Redevelopment Area. The agreement stipulated
that the City will loan funds to the Redevelopment Agency for the cost of the redevelopment projects as
tax increment revenues become available or are projected to become available. Full reimbursement by
the Agency to the City of all approved loans will occur no later than July 7, 2017.
A list of potential projects for fundin purposes was included in the staff report presented to the Council
and Commission on December 2" . The projects were selected based on a needs analysis for the
Village, and according to anticipated implementation actions set forth in the Village Master Plan and
Design Manual. The projects identified and approved at that time are described in Exhibit 2 to this
report.
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It was staff's opinion, and the Council and Commission agreed, that the identified projects will have the
greatest positive impact to the Village Redevelopment Area in terms of providing a catalyst for further
redevelopment of properties in the surrounding area, eliminating a blighting influence, providing needed
public improvements, and/or providing additional public parking. When the reimbursement agreement
was presented to the Council and Commission, staff shared that there would not be adequate funds
available to implement all of the identified projects and the Commission would be asked at a later date
to prioritize the projects for implementation purposes.
In addition to the previously identified projects, the Council has recently indicated that they would like to
purchase the school district's portion of the facility at 799 Pine Avenue. This facility currently houses the
City Senior Center, and was originally constructed through the use of Redevelopment Tax Increment
funds. The Council indicated that they would like to use Redevelopment or Community Development
Block Grant (CDBG) Funds to assist with that purchase. Due to the constraints placed on the use of the
facility if CDBG funds are utilized, staff will be recommending that the purchase be made with the use
of Redevelopment Tax Increment Funds rather than the CDBG funds. As a result, this project has
been added to the list of potential projects for use of the $14.4 million in funding noted above. A further
description of this project is included in Exhibit 2 to this report.
The Commission is now being asked to prioritize the identified projects for implementation and funding
purposes. Staff has recommended the project prioritization noted in the chart below. Attached as
Exhibit 3 is a letter from the Chamber of Commerce's Downtown Enhancement Committee on their
proposed prioritization of the identified projects. The prioritization recommendations are fairly similar.
The difference(s) will be explained further below. Please note, however, that no recommendation has
been made by the Committee on the use of this funding for purchase of a portion of the facility at 799
Pine Avenue because this project was not on the original list distributed earlier this year for their review.
It is important to note at this time that staff is requesting that the Commission prioritize the projects for
primarily workload purposes. Staff is not requesting that the Commission approve a specific project or
appropriate the related funding at this time. Because it is not possible for staff to work on all of these
AB # 366
Page 2
projects at the same time and we most likely will not have adequate redevelopment funding to complete
all of the projects, we would like direction from the Commission as to the top priority projects for
focused staff effort and funding for the next couple of years. Every effort will be made to leverage the
redevelopment funds and to “stretch” them as far as we can to implement as many projects as possible.
However, we need to determine the projects which have top priority to be implemented within the next
1 to 2 years.
Proiect Prioritization
Staff recommends that the Housing and Redevelopment Commission adopt the following project
prioritization. The projects are ordered according to top priority (1) to lowest priority (8):
Priority
No.
1
2
3
6
Project Name
Property
Acquisition - School
DistricVSr. Ctr
Public Parking Structure
Mixed Use
State Street Project w/ a
Village Green
Mixed Use Roosevelt
Street Project
On-Street
Diagonal Parking Study
& Right-of- Way Analysis
(combination of two
projects)
Enhanced
Streetscape Improve-
ments to North
State Street
Brief Description
Acquire a portion of the facility at
799 Pine Avenue from the School District for expansion of the
Senior Center.
Construction of a public parking
structure on NCTD property (or in close proximity).
Development of a Mixed Use
project with a “Village Green” focal point.
Construction of a public parking structure w/ retail, residential
and/or office incorporated into the project.
Completion of a study to deter-
mine the feasibility of converting some on-street parallel parking to
diagonal parking; complete a comprehensive R-0-W Analysis
to determine how to maximize on- street parking; and design stan-
dards for this parking and related landscaping.
Design and construction of an
enhanced streetscape plan for No. State Street (Grand to
Laguna); add trees, electrical conduit for outdoor lighting,
decorative paving, and new curb, gutter and sidewalks where appropriate.
Funding
Est.
$1.3
million
$6.9 million
$6 million
$7.8 million
$1 50,000
$400,000
Goal Accomplished
Provide additional public amenities
within or in close proximity to the
Village Redevelopment Area, to serve the residents of the area.
Add off-street public parking &
catalyst for new development or redevelopment w/in the Village,
specifically the No. State Street area. This would be a partnership with
NCTD.
Catalyst for new development w/in
No. State St. area, and to provide public gathering place in the Village.
This would be a public/private and
pu blic/pu bl ic (N CT D) partnership .
Add off-street public parking & intensify development w/in the
Village. This would be a public/private partnership.
Add public parking on-street in front
of businesses and residential, and maintain consistency in the design of
the public improvements related to this public parking.
Promote greater pedestrian activity,
and catalyst for new development or redevelopment of properties in the
area.
AB # 366
Page 3
Enhanced Entryway
Treatment
Enhanced
Streetscape Improve-
ments & Misc. Improve-
ments
An engineering analysis and design solution to modify the
intersection of Carlsbad
Boulevard and State Street; may
include a traffic signal or a roundabout; may also include a
pedestrian pathway to Oceanside citv limits.
Design and construction of an
enhanced Streetscape Plan on various streets in Village; may
include additional trees, electrical conduit for outdoor lighting,
decorative paving and new curb
gutter and sidewalks where
appropriate.
Total for all Projects
$1 million
$1 million
$24.5
million
Fac i I itate turning movements,
improve the flow of traffic, reduce
pedestrian-vehicular conflicts, and
provide opportunity for a scenic entry statement to Village.
Promote greater pedestrian activity and improve the experience; improve
traffic flow; resolve some drainage issues; and improve overall
appearance of Village.
Total amount of funds to be made
available is approximately $14.4 million. It is important to note that
there will not be adequate funds to
complete all of the projects noted
unless additional funds can be
obtained from other sources.
Prioritization Rationale
The City Council recently indicated that they would like to acquire the School District’s share of the
facility at 799 Pine Avenue. This facility was originally constructed with the use of Redevelopment Tax
Increment Funding, and housed off ices for the School District and the City’s Senior Center. The School
District participated in development of the facility by providing the property. The District has recently
relocated their offices out of the building and has offered to sell their share of the subject building to the
City. Because the first floor provides space for expansion of the Senior Center, staff will be
recommending that Redevelopment Funds be used to acquire that portion of the facility. Other funds
will be used to acquire the District’s share of the building on the second floor. The School District and
the City would like to close escrow on this acquisition by no later than June 30, 2004. Therefore, this
project has become a top priority for funding purposes. If the Commission agrees that it would be
appropriate to use Redevelopment Tax Increment Funds to assist with this acquisition, it would be
appropriate to identify this project has a top priority within the list of identified projects.
Since adoption of the Village Redevelopment Plan in 1981, the provision of additional public parking
has been a top priority for the Housing and Redevelopment Commission. The projects noted above
with priorities 2-5 would specifically focus on providing additional public parking for the Village Area.
The priority 2 project focuses on a partnership with NCTD to build a parking structure near the
Commuter Rail Station. The mixed-use project with Village Green is considered to be a third priority
project because it will serve as a catalyst together with the additional public parking to encourage new
development or redevelopment on North State Street. North State Street redevelopment has been
determined by the Commission to be a top priority for staff efforts.
The mixed-use project on Roosevelt Street is considered to be fourth priority because it proposes
additional public parking and will extend the Village Core in terms of retail and/or residential
opportunities. This project was identified in the Parking Program Report in 1999 as a second priority
site for a new public parking structure. It was also identified as a potential project when the Commission
refinanced the redevelopment bonds in 1993.
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AB# 366
Page 4
The projects to study the conversion of on-street parallel to diagonal parking and complete a right-of-
way analysis and conceptual streetscape plan have been combined into one project in this priority list.
The combined project is listed as a priority 5. These projects were presented to the Commission in
September of last year as part of the Village Parking Enhancement Assessment and Action Plan. At
that time the Commission authorized staff to proceed with the necessary studies to further investigate
how both projects might benefit the Village by providing additional on-street parking. Although staff
believes these projects are important, staff is suggesting that the new construction projects noted for
priorities 2-4 would be more beneficial to the Village at this time. Therefore, staff is recommending that
we focus on those projects ahead of these studies. As time permits, staff can proceed with these
studies.
Priority Project 6 consists of enhanced streetscape improvements on North State Street between Grand
Avenue and Laguna Drive to promote greater pedestrian activity and to encourage redevelopment of
the area. During the past few years the Commission has emphasized the revitalization of North State
Street with staff most recently completing the Vision for North State Street. The streetscape
improvements could be an important component to implementing the vision. However, before
proceeding with these efforts, staff believes it is important to focus on the catalyst projects. These
improvements will become more important as private property owners begin to redevelopment their
sites.
Priority Project 7 is the enhanced entryway treatment at the intersection of Carlsbad Blvd and State
Street which includes the potential realignment of southbound Carlsbad Blvd, installation of a traffic
signal or roundabout, and the installation of a pedestrian pathway on State Street and Carlsbad Blvd.
The Engineering Department is currently working on this project. Therefore, staff did not believe that
this needed to be a high priority project for focused effort by the Redevelopment Department. Staff will
assist the Engineering Department in its efforts to study this situation, and may recommend some
funding assistance in the future.
Priority Project 8 is a combination of two projects involving streetscape imrovements on State,
Jefferson, Madison, and Roosevelt between Grand and Carlsbad Village Drive, and on Grand Avenue
between Roosevelt and the railroad tracks. It also includes miscellaneous improvements throughout the
Village. Although many areas within the Village have already been enhanced with streetscape
improvements, there remain some issues in various areas. This project is intended to address some of
those issues such as poor drainage, lighting concerns and other needed improvements. These type of
projects have a tendency to disrupt local businesses and are often difficult to appropriately time the
improvements. Staff does not believe that any of these projects are urgent. Therefore, this project has
been given the lowest priority in the above list.
For the most part, the project priority recommendations that have been submitted by the Chamber’s
Downtown Enhancement Committee are similar to those proposed by staff. The most significant
difference is that staff is recommending a priority 4 status to the Roosevelt Street Mixed Use and Public
Parking project. The Committee is recommending that this project receive the lowest priority. It is staff’s
understanding that the Committee felt that this project should be privately driven, and should not be a
key focus of staff’s efforts or redevelopment funding. Staff, however, believes that this project has
significant benefits to the Village Area and requires special attention by Redevelopment Staff in a more
timely manner. As noted above, the Committee did not make a recommendation on the priority of the
property acquisition related to the School District and Senior Center.
Staff Recommendation
Due to a variety of competing interests from a workload standpoint and the strong desire to be
proactive in completing additional projects within the Village Redevelopment Area, staff believes it is
necessary to receive direction from the Commission as to the priorities for implementing projects within
the Village Redevelopment Area. Therefore, staff is requesting that the Commission take action to set
AB# 366
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priorities for the redevelopment projects identified for future tax increment funding in December, 2003.
Staff is recommending the prioritization of those projects as indicated above. The Commission is being
asked to prioritize the projects only. The Commission is not approving a specific project or appropriating
funding at this time. This direction will help staff to focus its efforts and the funding that may be
available for these projects. It is important to note that there are not adequate funds to implement all of
the projects noted above unless additional funds are received from other sources such as grants,
private/public partnerships, or other programs.
ENVIRONMENTAL REVIEW
Adoption of the project prioritization plan is not a “project” requiring review under Section 15262 of the
California Environmental Quality Act (CEQA). Subsequent action on the specific projects outlined within
the 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:
On December 2, 2003 the City Council and the Housing and Redevelopment Commission approved a
reimbursement agreement that will provide approximately $1 4.4 million in future funding for new non-
housing redevelopment projects to benefit the Village Redevelopment Area. The agreement stipulated
that the City will loan funds to the Redevelopment Agency for the cost of the redevelopment projects as
tax increment revenues become available or are projected to become available. Full reimbursement by
the Agency to the City of all approved loans will occur no later than July 7, 201 7.
At this time, no specific project funding is being requested. Therefore, there is no fiscal impact. This
action simply provides direction from the Commission for a focused effort from staff on desired projects
within the Village Redevelopment Area. Subsequent reports will be prepared and submitted to approve
individual projects and appropriate funding for those projects. The funding available is not adequate to
implement all of the projects noted above. Every effort will be made to leverage the funding and
implement as many projects as possible. It is possible, however, that some of the lower priority projects
may not have adequate funding for completion purposes.
EXHIBITS:
1. Housing and Redevelopment Commission Resolution No. 382 approving a prioritization of
redevelopment projects to benefit the Carlsbad Village Redevelopment Area.
2. Project Description List with location map.
3. Correspondence from Chamber’s Downtown Enhancement Committee on the prioritization of
redevelopment projects.
DEPARTMENT CONTACT: Debbie Fountain (760) 434-2935, dfoun @ci.carlsbad.ca.us
5
HOUSING & REDEVELOPMENT
COMMISSION RESOLUTION
NO. 382
IS VOID
EXHIBIT 2
PROJECT DESCRIPTION LIST FOR
VILLAGE REDEVELOPMENT AREA FUNDING
1. Mixed-Use Project with Village Green @ NW Corner of State and Grand - (Estimated
cost $6 million) The subject property consists of 30,000 square feet of developable area.
Of the total land area 25,000 square feet is owned by the City/Redevelopment Agency and
5,000 square feet is owned by a private property owner who is willing to joint venture with
the City/Agency on a redevelopment project. Development of the subject property may
include the purchase of the 5,000 square foot parcel (2825 State St) or a development
agreement by the City/Agency and the private property owner. The property is currently
configured as 20,000 square feet of contiguous parcels separated from the remaining
10,000 square foot parcel by an 80-foot wide public right-of-way (Christiansen Way) that
serves as one of the entrances to the Village Coaster Station. If the public right-of-way is
vacated an additional 8,000 square feet of developable area could be added to the project.
The proposed project consists of a Village Green concept flanked on two sides by mixed-
use buildings consisting of retailhestaurant uses on the ground floor and residential and/or
office space above. The Village Green will serve as a focal point for the downtown area
and a primary gathering place for residents, employees, and visitors alike. A joint parking
structure is proposed to be constructed on adjacent NCTD property to provide the required
parking for the mixed-use development and additional parking for Coaster Station riders.
2. Mixed-Use Proiect on Roosevelt St - (Estimated cost $7.8 million) The subject
property is located on the east side of Roosevelt Street between Grand and Carlsbad
Village Drive. The City of Carlsbad Redevelopment Agency owns 38,500 square feet of
the 56,000 square foot property. Two separate private property owners own the remaining
17,500 square feet. Development of the site requires land acquisition of the remaining two
parcels or a development agreement with the private property owners to joint venture on
the redevelopment project.
The proposed project consists of a three-story parking structure flanked on three sides by
ground floor retail uses with residential and/or office uses above. The proposed parking
structure would provide required parking for the on-site uses as well as additional public
parking for the downtown area.
3. Public Parking Structure - (Estimated cost $6.9 million) In addition to the two projects
previously mentioned, as appropriate land becomes available, the project would include
the acquisition of property and the construction of a multi-level parking structure to provide
public parking to the downtown area. It is anticipated that the Redevelopment Agency may
acquire one or more parcels of property within a quarter mile radius of the Village
Commuter Rail Station for public parking purposes.
4. Enhanced Streetscape Improvements to North State Street - (Estimated cost
$400,000) The project area consists of the public right-of-way on both sides of State Street
extending from Grand Avenue to Laguna Drive. The proposed project includes the design
and construction of an enhanced streetscape plan to promote greater pedestrian activity
north of Grand Avenue. Construction of the project includes the following; acquisition of
additional right-of-way where needed, installation of street trees, root barriers, tree grates,
drip irrigation system, electrical conduit for outdoor lighting, decorative paving, and new
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curb, gutter, and sidewalks. In addition to promoting increased pedestrian activity, the
project will resolve existing drainage and safety issues.
5. Enhanced Streetscape Improvements Between Grand and Carlsbad Villaae Dr. -
(Estimated cost $700,000) The project area consists of the public right-of-way on both
sides of State Street, Jefferson Street, Madison, and Roosevelt Street extending from
Grand Avenue to Carlsbad Village Drive and both sides of Grand Avenue extending from
Roosevelt St to the railroad right-of-way. The proposed project includes the design and
construction of an enhanced streetscape plan to promote greater pedestrian activity.
Construction of the project includes the following; installation of street trees, root barriers,
tree grates, drip irrigation system, electrical conduit for outdoor lighting, decorative paving,
and new curb, gutter, and sidewalks. In addition to promoting increased pedestrian
activity, the project will resolve existing drainage and safety issues.
6. Conversion of On-Street Parallel to Diagonal Parking - (Estimated cost $1 00,000)
The project area consists of both sides of Grand Avenue from Hope Avenue to Carlsbad
Blvd and the west side of Madison Street from Grand Avenue to Arbuckle Place. A
preliminary study has been completed indicating sufficient right-of-way exists to
accommodate angled parking. The proposed project includes the development of a traffic
analysis and detailed engineering drawings to assess the total number of spaces to be
feasibly achieved and impacts to through traffic on Grand Avenue and Madison Street, as
well as all surrounding streets. If a decision is made to pursue the conversion of the on-
street parking, the project will be expanded to include construction of road improvements.
7. Right-of-Way Analvsis and Conceptual Streetscape Plan - (Estimated cost $50,000)
The proposed project consists of a comprehensive right-of-way analysis to determine how
to maximize on-street parking in the Village Redevelopment Area. The analysis will
identify existing right-of-way and potential right-of-way to be obtained from future
development in order to maximize on-street parking. The analysis will also include
detailed drawings depicting design standards for maximizing utilization of right-of-way for
purposes of providing additional public parking and enhanced landscaping.
8. Miscellaneous Street Improvements - (Estimated cost $300,000) The project will
provide street widening, curb, gutter, and sidewalk improvements at all locations within the
Village Redevelopment Area where standard road improvements do not currently exist.
Sidewalk deficient areas include: Madison St between Arbuckle and Laguna Dr, portions
of Grand Ave east of Jefferson St, and the south side of Christiansen Way between
Carlsbad Blvd and Washington St. The project would also include the acquisition of
additional right-of-way where needed. Completion of these improvements would improve
traffic flow, parking, drainage, pedestrian access and the overall desired appearance of the
Village.
9. Enhanced Entrywav Treatment - (Estimated cost $1 million) The proposed project
includes an engineering analysis and design solution to modify the intersection of Carlsbad
Blvd and State St, which serves as the northernmost entrance to the Village. The
engineering solution may involve a realignment of southbound Carlsbad Blvd. The
installation of a traffic signal or a roundabout would facilitate turning movements, improve
the flow of traffic, reduce pedestrian-vehicular conflicts, and provide an opportunity for a
scenic entry statement to the Village. This project may also include the installation of a
pedestrian pathway on State St and Carlsbad Blvd to the intersection at Oceanside, if the
pathway is feasible from both a physical and financial standpoint.
10. Property Acquisition - School DistrictlSenior Center - (Estimated cost $1.3 million)
This project has been added to the list of potential projects to address the City Council’s
desire to acquire the remaining portion of the building at 799 Pine Avenue from the
Carlsbad School District. This facility currently houses the City’s Senior Center, and was
originally constructed through the use of Redevelopment Tax Increment funds. The
School District owned a portion of the building which amounted to a total of approximately
14,033 square feet. A portion of this space (8808 sf) was located on the first floor and the
remaining portion (5225 sf) was located on the second floor. The space was used for
School District administration offices. The School District recently moved out of the
building and relocated their offices. The District subsequently offered to sell its share of the
building to the City. The City has decided that it would like to purchase the District’s share
of the building for expansion of the Senior Center on the first floor, and for other City
purposes on the second floor. As currently proposed, the Redevelopment Funds will be
used to purchase the District’s share of building space on the first floor which will be used
for the Senior Center. The second floor share would be funded through other sources.
Exhibit 3
March 3,2004 HAR ci A, 2004
s-\ Debbie Fountain r. i.31 . 2I>,.l i -: fil qz-5 1 - City of Carlsbad Housing & Redevelopment
2965 Roosevelt
Carlsbad, CA 92008
Dear Ms. Fountain:
Recognizing the need to revitalize Carlsbad Village, The Carlsbad Chamber of Commerce
formed the Downtown Enhancement Task Force. The goal of this committee is to act as a
catalyst for business and property owners in the Village along with the City of Carlsbad to re-
development the Carlsbad Village to its fullest potential.
In light of this mission, the Downtown Enhancement Task Force would like to forward its
recommendation to you for Village Redevelopment projects. It is our understanding that the
Carlsbad City Council has approved $14.4 million dollar in bonds for these projects. The
committee has prioritized the projects that were presented previously to the City Council for their
consideration. The basis of our methodology is to give priority to the projects which are most
likely to promote redevelopment interest in the Village. They are:
1.
2.
3.
4.
5.
6.
‘7.
8.
9.
Public Parking Structure within a quarter mile radius of the Village Commuter Rail
Station.
Redevelopment Project with Village Green at the Northwest Corner of State & Grand.
Conversion of on-street parallel to diagonal parking.
Right-of-way analysis and conceptual streetscape plan.
Miscellaneous street improvements.
Enhanced streetscape improvements to North State St.
Znhanced entry-way trcatment to inciude ‘irafijc circles and the intersections of Carlsbad
Village Drive and Carlsbad Blvd; and Carlsbad Blvd and State St.
Enhances streetscape improvements between Grand and Carlsbad Village Drive.
Redevelopment project on Roosevelt St.
The Carlsbad Chamber of Commerce looks forward to working with the City of Carlsbad to
revitalize a historical district in our city. We arc? available to help you in your efforts in any way
possible. Should you have questions or further comments, please do not hesitate to give me a
call.
Jbfie Baker, Chair 0 Wxecutive Consultant Downtown Enhancement Task Force
5934 Priestly Drive Carlsbad, California 92008 la t,R,EETE * l’hone: (760) 93 1-8400 Fax: (760) 931-91 53 E-mail: chamber@carlsbad.org Web: wvw.carlsbad.org ~EEEE
May 11,2004
Mayor Bud Lewis
City of Carlsbad
1200 Carlsbad Village Drive
Carlsbad, CA 92008
Dear Mayor Lewis:
The Carlsbad Chamber of Commerce is aware that the Carlsbad City Council will be
considering how to allocate spending on over $14.4 million dollars in bond money for
projects in the Redevelopment area. In March of this year, the Downtown Enhancement
Committee of the Chamber of Commerce submitted a priority list of those projects to the
Redevelopment Agency that the committee felt would have the greatest impact of
stimulating additional redevelopment in the Village area.
In light of the City Council's decision to review development standards in the Village,
the Chamber strongly suggests the City allocate sufficient funds to study how changes in
pedestrian and traffic circulation can be accomplished to accommodate and encourage
redevelopment, including additional density as appropriate. It is our understanding that
funds from the bonds can be used for study and planning.
The Carlsbad Chamber of Commerce is pleased to be a partner with the City of Carlsbad
and the Carlsbad Village Business Association in working to enhance the Village
Redevelopment area.
/? 7% Ted Owen
President & CEO
ACCREDITED
5934 Priestly Drive Carlsbad, California 92008
Phone: (760) 93 1-8400 Fax: (760) 93 1-9 153 E-mail: chamber@carlsbad.org Web: www.carlsbad.org