HomeMy WebLinkAbout2012-07-18; Planning Commission; ; GPA 07-02 - ENVISION CARLSBAD
The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No.
Application complete date: N/A
P.C. AGENDA OF: July 18, 2012 Project Planner: Jennifer Jesser
Project Engineer: N/A
SUBJECT: GPA 07-02 – ENVISION CARLSBAD –Planning Commission review of the
Envision Carlsbad Draft Preferred Plan.
I. RECOMMENDATION
That the Planning Commission confirm that the Envision Carlsbad Draft Preferred Plan (Plan)
reflects the Commission’s input provided at its May 2, May 16 and June 20, 2012 meetings and,
if necessary, direct staff to modify the Plan.
II. PROJECT DESCRIPTION AND BACKGROUND
On May 2, May 16 and June 20, 2012, the Planning Commission discussed and provided
direction to staff regarding the preparation of the Plan, which proposes land use changes within
11 focus areas throughout the city.
The proposed Plan (Attachments 4A and 4B) reflects the Planning Commission’s direction
provided at its May and June meetings. The Plan also reflects staff’s proposed land use
classification titles. Attachment 5 describes the proposed land use classification titles.
Section III of this report provides information regarding the following:
Aviara Resort site in Focus Area 10 (Aviara)
Mixed Use designation west of Plaza Camino Real in Focus Area 2 (Plaza Camino Real
Commercial Corridor)
Ponto site in Focus Area 9 (Ponto/Southern Waterfront)
Visitor-Serving Commercial in Focus Area 9 (Ponto/Southern Waterfront)
La Costa Resort sites in Focus Area 11 (South El Camino Real)
Rancho Carlsbad “BJ Parcel” (outside Plan Focus Areas)
Areas for general office uses, which could include medical offices
Staff requests that the Planning Commission consider the information in Section III and direct
staff to modify the Plan, if the Commission determines it appropriate to do so.
III. NEW INFORMATION FOR CONSIDERATION
A. Aviara Resort Site in Focus Area 10 (Aviara)
Focus Area 10 (Aviara) of the Plan includes two lots (12.37 total acres) located south of the Park
Hyatt Resort within the Aviara Master Plan. The lots are owned by Aviara Resort Associates
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JULY 18, 2012
PAGE 2
and are currently designated by the General Plan as Travel Recreation Commercial (TR). The
Aviara Master Plan currently and historically has identified the lots for a future sports center.
Existing uses on the lots include tennis courts and parking for the Aviara Residence Club
timeshare units.
The Plan proposes to change the land use designation on the lots from TR to medium density
residential (R8), which allows 4 to 8 dwelling units per acre (du/ac). During the Envision
Carlsbad Citizens Committee (EC3) review of the Plan, the property owner submitted a letter
requesting the lots be designated for medium density residential use (Attachment 8). The EC3
discussed the request and agreed to recommend the lots be designated for medium density
residential.
Following the May 16, 2012 Planning Commission meeting, staff received correspondence
(Attachments 9 and 10), from Aviara residents and an attorney representing the Aviara Master
HOA, objecting to the proposed land use change. As indicated in Attachments 9 and 10, the
Aviara residents would prefer that the lots remain as designated for recreational use.
Staff recommends that the lots remain designated TR, for the following reasons:
Neighborhood concerns regarding the intent of the master plan and conflicts with the HOA’s
Covenants, Conditions and Restrictions (CC&Rs):
o The property owner may choose to submit an application to the city proposing to change
the land use designation on the lots (this would require a General Plan and Local Coastal
Program amendment and an amendment to the Aviara Master Plan). Processing a
separate individual application will provide the property owner time to address the
concerns of the Aviara residents.
Applying the R8 land use designation (4 to 8 du/ac) does not generate a high enough density
to assist the city in meeting Housing Element objectives;
To change the lots from non-residential to residential use will require an allocation of 74
units from the Excess Dwelling Unit Bank (EDUB). Due to the limited availability of units
in the EDUB (see Attachment 7), it is preferable to utilize the EDUB units where they assist
the city in meeting Housing Element or other city objectives.
B. Mixed Use West of Plaza Camino Real in Focus Area 2 (Plaza Camino Real
Commercial Corridor)
The Plan proposes to designate the west parking lot of the Plaza Camino Real mall and the
commercial center west of the mall as Mixed Use (MU). The two sites are currently designated
as Regional Commercial (R) and changing the designation to MU will require an allocation of
169 units from the EDUB (because residential would be a mandatory use in the MU
designation).
Due to the limited availability of units in the EDUB (see Attachment 7), staff recommends that
the site remain designated as Regional Commercial (R). Mixed use projects are allowed by right
GPA 07-02 - ENVISION CARLSBAD
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PAGE 3
in commercial centers; therefore, the intention of providing mixed use on the site is still possible,
but would be optional rather than mandatory. This is also consistent with the Planning
Commission’s recommendation on other commercial centers in the city, which is to allow mixed
use as an option but not make it mandatory.
C. Ponto Site in Focus Area 9 (Ponto/Southern Waterfront)
The Plan proposes high density residential and mixed use for the Ponto site in Focus Area 9
(Ponto/Southern Waterfront). The high density residential (R23) is proposed at a density of 15 to
23 du/ac with a Growth Management Control Point (GMCP) density of 20 du/ac (see Attachment
7, for information on GMCP density). The proposed land uses and residential density are
consistent with the City Council adopted Ponto Beachfront Village Vision Plan.
In a letter dated June 18, 2012 (Attachment 11), Howes Weiler & Associates (representing the
property owner, Lone Star Holdings LLC) requests that the new high density residential
classification (R30), which will allow 23 to 30 du/ac (GMCP = 25 du/ac), be applied to the area
currently proposed as R23 (15 to 23 du/ac).
Staff recommends that the high density residential area on the Ponto site remain as currently
proposed (15-23 du/ac) for the following reasons:
Increasing the density from 15-23 du/ac to 23-30 du/ac requires an additional allocation of 30
units from the EDUB, which has a limited availability of units (see Attachment 7).
Increasing the density to would be inconsistent with the City Council adopted Ponto
Beachfront Village Vision Plan.
D. Visitor-Serving Commercial in Focus Area 9 (Ponto/Southern Waterfront)
In addition to the visitor-serving commercial proposed in the Ponto area of Focus Area 9, the
Plan shows two other sites for visitor-serving commercial uses; one site just north of Palomar
Airport Rd. on the east side of Carlsbad Blvd. (State owned) and another represented by a circle
on the east side of Carlsbad Blvd. between Palomar Airport Rd. and Poinsettia Ln. These two
sites are consistent with the Envision Carlsbad Citizens Committee’s (EC3’s) recommendation
for Land Use Concept B.
After further review, staff recommends the following regarding these two visitor-serving
commercial sites:
Leave the State-owned site as it is currently designated (Open Space) and add a note to the
map indicating that land uses for the site will be determined through the Carlsbad Blvd.
realignment project.
o The Carlsbad Blvd. realignment project is in the initial planning stages and will provide
more information regarding the future use of the property. It is premature at this time to
designate the future land use of the site.
GPA 07-02 - ENVISION CARLSBAD
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PAGE 4
Eliminate the visitor-serving commercial site represented by a circle. The circle is intended
to indicate that additional visitor-serving commercial uses could locate along the city’s
southern waterfront if an appropriate location is identified. If an appropriate site is identified
in the future, the General Plan Land Use and Zoning maps would need to be amended to
designate the specific location as visitor-serving commercial. Placing the circle on the map
may be misleading and confusing, and does not eliminate the need to amend the Land Use
and Zoning maps in the future. Therefore, staff recommends it be eliminated and instead
develop policy text in the General Plan regarding additional commercial services along the
waterfront.
E. La Costa Resort sites in Focus Area 11 (South El Camino Real)
Attachment 12 is a letter dated May 21, 2012, from VRE La Costa LLC (property owner)
requesting that two La Costa Resort lots be considered for medium density residential (4 to 8
du/ac), as was shown in Land Use Concept A (Centers). The Planning Commission considered
this request on May 16, 2012 and agreed with the EC3’s recommendation to leave the lots as
currently designated (Tourist Recreation Commercial – TR).
Staff also agrees that the lots should remain as Tourist Recreation Commercial (TR). Applying
the R8 (4 to 8 du/ac) land use designation does not generate a high enough density to assist the
city in meeting Housing Element objectives, and due to the limited availability of units in the
EDUB (see Attachment 7), it is preferable to utilize the EDUB units where they assist the city in
meeting Housing Element or other city objectives. Also, to change the designation from TR to
RM would require an amendment to the Villages of La Costa Master Plan, as well as the General
Plan.
F. Rancho Carlsbad “BJ Parcel”
In a letter dated June 1, 2012 (Attachment 13), Ladwig Design Group (representing the property
owner, Rancho Carlsbad Owner’s Association) requests that the Rancho Carlsbad “BJ Parcel” be
changed from low-medium density residential (R4 - 0 to 4 du/ac) to high density residential (R30
- 23 to 30 du/ac). R4 is currently titled “RLM” in the General Plan and R30 is the new proposed
high density residential classification.
The “BJ Parcel” is located in the Northeast Quadrant on the southeast corner of College Blvd.
and Cannon Rd. (outside the Plan Focus Areas). The site is 11.62 gross acres in size, of which
approximately 4.31 net acres is developable. The northern half of the lot is undeveloped and the
southern half is currently used as RV parking for the Rancho Carlsbad mobile home park
residents.
At the R4 GMCP density of 3.2 du/ac, which currently applies to the site, approximately 14
dwelling units would be permitted on the property today. At the requested R30 density (23 to 30
du/ac) with a GMCP density of 25 du/ac, approximately 108 dwelling units would be permitted
(94 units more than currently permitted).
Although staff agrees that the site may be appropriate for a higher density residential use (which
would assist the city in meeting Housing Element objectives), the following may limit the ability
to do so:
GPA 07-02 - ENVISION CARLSBAD
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PAGE 5
The requested increase in allowed density on the property would require an allocation of
approximately 94 units from the EDUB. As described in Attachment 7, the number of units
in the EDUB is limited.
If the Plan and the Quarry Creek Master Plan are approved as currently proposed, the
remaining residential capacity in the Northeast Quadrant will be 140 dwelling units. Any
increase in residential density in the Northeast Quadrant will not be able to generate more
than 140 dwelling units above what is allowed today and as proposed by the Plan and Quarry
Creek Master Plan.
Although there would be sufficient units in the EDUB to accommodate the request R30 density,
if EDUB units are not allocated to the Aviara Resort site and the area west of Plaza Camino Real
(as recommended above), staff recommends the R23 (15 to 23 du/ac) residential density, rather
than R30 (23 to 30 du/ac). At the R23 GMCP density of 20 du/ac, approximately 86 units would
be permitted on the site, which would require 72 units from the EDUB. The R23 density would
still enable high density residential development that would assist the city in meeting Housing
Element objectives, but would require fewer units from the EDUB than the requested R30
density.
Although the Northeast Quadrant capacity and EDUB balance are limited, the quadrant capacity
and EDUB balance may grow (or decrease) between now and when the City Council adopts a
new General Plan (spring 2013), due to the following:
Development may occur at densities below the allowed GMCP density.
o Such development anywhere in the city will increase the EDUB balance, and such
development in the Northeast Quadrant will also increase the quadrant’s available
residential capacity. (Note: the quadrant capacity is established by Proposition E and the
overall number cannot be increased without voter approval).
New residential sites shown on the Plan may be eliminated or reduced in density as a result
of the Environmental Impact Report analysis and the public hearing process that will be
completed for the General Plan update.
o If sites are eliminated/reduced in any Focus Area, the EDUB balance could increase; and
if sites are eliminated/reduced in the Northeast Quadrant, the quadrant’s available
residential capacity could be shifted elsewhere within the quadrant.
The number of units proposed by the Quarry Creek Master Plan (currently 656 units) could
be reduced during the master plan review process.
o This will increase the EDUB balance and enable available residential capacity to be
shifted elsewhere within the Northeast Quadrant.
Other residential projects may be granted an allocation from the EDUB to allow for a density
above the GMCP density.
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PAGE 6
o This will decrease the EDUB balance; and if such projects are located within the
Northeast Quadrant, the quadrant’s available residential capacity would be reduced.
If the Plan is modified to add the “BJ Parcel” request or other increase in residential density,
there will be opportunity before the General Plan is adopted to reduce (or increase) residential
densities due to changes in the EDUB availability.
G. Areas for General Office Uses, Including Medical Offices
At the May 16, 2012 Planning Commission meeting, the Commission considered requests from
two property owners asking that their lands, currently located in the Planned Industrial corridor
of the city (Focus Area 7 – Palomar Corridor), be designated to allow general office uses, which
could include medical offices. The Commission expressed concerns about medical offices in the
Planned Industrial areas and the potential impacts from traffic. Staff indicated that they would
return to the Commission with a proposal to designate specific locations that may be appropriate
for general office, which could include medical office uses.
The majority of the city’s planned industrial development is located along Palomar Airport Rd.
and El Camino Real (generally, the area shown in Focus Area 7 – Palomar Corridor). Most of
the area is currently designated by the General Plan as Planned Industrial (PI) and subject to the
Planned Industrial (PM) zone. The PM zone specifies the types of uses that are allowed, which
consist primarily of corporate office, research and development (R & D) and manufacturing uses.
The city has historically limited uses in the Planned Industrial area to those that have minimal or
no customers that regularly visit the business location; thereby reducing the amount of general
public traffic that circulates through the business parks. General office and medical office uses
typically depend on customers visiting the office location, and therefore, general office uses,
including medical offices, are not currently allowed in the Planned Industrial areas.
Another reason medical office uses are not currently permitted in the Planned Industrial areas is
because of safety regulations that can impact the location of sensitive uses (like medical
facilities) in proximity to businesses that use hazardous materials (like some of the industrial
uses currently located in the Planned Industrial area). If medical offices were permitted in the
Planned Industrial area, the medical use may preclude the location of an industrial use within the
zone where industrial uses are intended to be located.
Medical office uses are currently allowed in the city’s office and commercial designations, of
which there are limited areas in the city designated as such. While there are limited areas
currently available in the city to locate medical office uses, there is significantly more land
designated as Planned Industrial. Some of the areas currently designated Planned Industrial may
be appropriate to be changed to an Office (O) designation that would allow for both general and
medical office uses. Identifying specific sites for general/medical office uses enables the city to
evaluate the location of the site to ensure that it will be compatible with surrounding uses and
will not significantly impact traffic on surrounding streets and within the business/industrial
parks.
Staff recommends that the two areas shown on Attachment 6 be changed from Planned Industrial
(PI) to Office (O). These two areas include the properties for which property owners previously
requested the Planning Commission consider allowing general/medical offices.
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PAGE 7
One of the areas proposed to be designated Office (O) consists of four vacant lots in Carlsbad
Oaks North (north of Faraday Ave. at the city’s eastern boundary). The lots are easily accessible
from Faraday Ave., are large enough in area to locate potential general or medical office uses
where they will not impact corporate office, R & D and manufacturing uses on adjacent lots, and
the property owners of the adjacent lots have expressed support for the potential of general or
medical office uses on the lots, as well as some additional properties.
The second area proposed to be designated Office (O) consists of seven lots on the south side of
Palomar Airport Rd. from the lot west of Hidden Valley Rd. to the two lots east of College Blvd.
Two of the lots are undeveloped (both with approved office buildings), one lot is developed with
a fitness center and corporate office, and four lots are developed with office uses. No R & D or
manufacturing uses exist on the lots and there is easy direct access to the lots via Palomar
Airport Rd. from Interstate 5 and El Camino Real.
Palomar Airport Rd. is located on the north side of the lots and an open space buffer surrounds
the lots to the south, east and west. Palomar Airport Rd. provides easy access to the lots without
impacting any interior business/industrial park roadways. Palomar Airport Rd. also separates the
lots from the lots to the north; therefore, a general or medical office use on the lots would not
cause any conflict with industrial uses.
Although staff is not recommending additional areas be designated as Office (O), other than
those sites shown on the Plan and recommended on Attachment 6, there may be other areas in
the city that would be appropriate for general office and medical office uses. Therefore, staff
recommends that policies be developed in the General Plan Land Use Element text that will
establish guidance in considering future requests to designate areas for general and medical
office uses.
IV. ENVIRONMENTAL REVIEW
The activities associated with Envision Carlsbad Phase 2 (public outreach, analysis, research,
and preparation of draft documents) will not involve or result in any disturbance to the
environment, and is categorically exempt from the California Environmental Quality Act
(CEQA). CEQA Section 15306 describes the following activities as being exempt from
environmental review:
“…basic data collection, research, experimental management, and resource evaluation
activities which do not result in a serious or major disturbance to an environmental
resource. These may be strictly for information gathering purposes, or as part of a study
leading to an action which a public agency has not yet approved, adopted, or funded.”
An Environmental Impact Report (EIR) will be prepared as part of Envision Carlsbad Phase 2,
which will analyze the environmental impact associated with the new General Plan, Local
Coastal Program and Zoning Ordinance. The EIR will be prepared consistent with CEQA. Prior
to city adoption of a new General Plan, Local Coastal Program, or Zoning Ordinance, the EIR
must be adopted by the City Council.
GPA 07-02 - ENVISION CARLSBAD
JULY 18, 2012
PAGE 8
ATTACHMENTS:
1. Staff report and attachments for June 20, 2012 (previously distributed to the Planning
Commission; available in the Planning Division and electronically)
2. Staff report and attachments for May 16, 2012 (previously distributed to the Planning
Commission; available in the Planning Division and electronically)
3. Staff report and attachments for May 2, 2012 (previously distributed to the Planning
Commission; available in the Planning Division and electronically)
4A. Draft Preferred Plan
4B. Barrio Draft Preferred Plan
5. Draft Preferred Plan – Land Use Classification Summary
6. Proposed Office (O) Locations
7. Excess Dwelling Unit Bank Availability and Demand
8. Letter dated February 8, 2012, from Aviara Resort Associates
9. Letter and Attachments dated June 4, 2012, from Jan Kennard, Aviara Homeowner
10. Letter and Attachments dated May 24, 2012, from Epsten Grinnel & Howell
11. Letter dated June 18, 2012, from Howes Weiler & Associates
12. Letter dated May 21, 2012, from VRE La Costa, LLC
13. Letter dated June 1, 2012, from Ladwig Design Group
14. Other related correspondence
ATTACHMENT 1
GPA 07-02 – ENVISION CARLSBAD
JULY 18, 2012
June 20, 2012 Staff Report and attachments:
Previously distributed to the Planning
Commission;
Available in the Planning Division; and
Available electronically.
ATTACHMENT 2
GPA 07-02 – ENVISION CARLSBAD
JULY 18, 2012
May 16, 2012 Staff Report and attachments:
Previously distributed to the Planning
Commission;
Available in the Planning Division; and
Available electronically.
ATTACHMENT 3
GPA 07-02 – ENVISION CARLSBAD
JULY 18, 2012
May 2, 2012 Staff Report and attachments:
Previously distributed to the Planning
Commission;
Available in the Planning Division; and
Available electronically.
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ENVISION C ARLSB AD
Draft Preferred Plan
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Low Density Residential
Medium Density Residential
Medium High Density Residential
High Density Residential
Village
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Local Shopping Center
Planned Industrial
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Industrial
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Open Space/Conservation
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Existing Land Uses
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SouthernFreeway Corridor
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ENVISION C ARLSB AD
Draft Preferred Plan
Land uses to be guidedby General Plan LandUse Policy text.
R-1.5 Residential 0-1.5
R-4 Residential 0-4
R-8 Residential 4.01-8.00
R-15 Residential 8.01-15.00
R-23 Residential 15.01-23.00
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Regional Commercial
General Commercial
Local Shopping Center
Planned Industrial
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Subject to HMP Constraints
Proposed Land Uses
Focus Area
City Limits
Village Area Boundary
Barrio Boundary
Airport Safety Zones
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Planned Road
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ATTACHMENT 5
ENVISION CARLSBAD
DRAFT PREFERRED PLAN - LAND USE CLASSIFICATION SUMMARY
TABLE A – RESIDENTIAL LAND USE CLASSIFICATIONS
EXISTING LAND USE CLASSIFICATION PROPOSED LAND USE CLASSIFICATION NOTES
TITLE DENSITY (du/ac)
MIN | GMCP| MAX TITLE DENSITY (du/ac)
MIN | GMCP| MAX
RL Residential Low Density 0 | 1 | 1.5 R-1.5 Residential 0 – 1.5 0 | 1 | 1.5 New title; same density
RLM Residential Low Medium Density 0 | 3.2 | 4 R-4 Residential 0 – 4 0 | 3.2 | 4 New title; same density
RM Residential Medium Density 4 | 6 | 8 R-8 Residential 4.01 – 8.00 4 | 6 | 8 New title; same density
RMH Residential Medium High Density 8 | 11.5 | 15 R-15 Residential 8.01 – 15.00 8 | 11.5 | 15 New title; same density
RH Residential High Density 15 | 19 | 23 R-23 Residential 15.01 – 23.00 15 | 19 | 23 New title; same density
R-30 Residential 23.01 – 30.00 23 | 25 | 30
New residential density
classification; applies to Barrio
area in Focus Area 1 (Northwest
Coastal) and new high density
residential areas in Focus Area 7
(Palomar Corridor)
Legend:
du/ac = dwelling units per acre
MIN = minimum density | GMCP = growth management control point density | MAX = maximum density
ENVISION CARLSBAD
DRAFT PREFERRED PLAN – LAND USE CLASSIFICATION SUMMARY
PAGE 2
TABLE B – COMMERCIAL, OFFICE, & INDUSTRIAL LAND USE CLASSIFICATIONS
EXISTING LAND USE CLASSIFICATION PROPOSED LAND USE CLASSIFICATION NOTES
TITLE TITLE
L Local Shopping Center L Local Shopping Center No change
GC General Commercial GC General Commercial No change
R Regional Commercial R Regional Commercial No change
TR Tourist/Recreation Commercial TR Tourist/Recreation Commercial No change
V Village V Village No change
MU Mixed Use
New land use classification;
applies to Focus Area 2 (Plaza
Camino Real) and Focus Area 9
(Ponto).
O Office O Office No change
PI Planned Industrial PI Planned Industrial No change
ENVISION CARLSBAD
DRAFT PREFERRED PLAN – LAND USE CLASSIFICATION SUMMARY
PAGE 3
TABLE C – OTHER LAND USE CLASSIFICATIONS
EXISTING LAND USE CLASSIFICATION TITLE PROPOSED LAND USE CLASSIFICATION TITLE NOTES
TITLE TITLE
E Elementary School
P/SP Public/Semi-Public
New land use classification to
replace schools, government and
utility-owned lands.
H High School
HC Continuation School
J Junior High School
P Private School
G Governmental Facilities
U Public Utilities
OS Open Space & Community Parks OS Open Space & Parks New title
TC Transportation Corridor TC Transportation Corridor No change
CF Community Facilities CF Community Facilities No change
UA Unplanned Areas - -
The two sites currently
designated UA (Ponto and
Poinsettia Farms) will be
redesignated to a planned land
use classification. The UA
classification will be eliminated.
ATTACHMENT 6
ATTACHMENT 7
Envision Carlsbad Draft Preferred Plan
Excess Dwelling Unit Bank (EDUB) Availability and Demand
A. EDUB Availability
The Draft Preferred Plan (Plan) proposes increasing allowed residential densities on various
sites throughout the city, as well as changing the designation of some sites from a non-
residential use to residential. These changes will require an allocation from the city’s Excess
Dwelling Unit Bank (EDUB). The Plan, as currently proposed, would utilize 2,812 of the 3,135
available units in the EDUB. Section B, below, provides a summary of the number of units
needed from the EDUB for each focus area of the Plan.
In addition to the Plan, an application for the Quarry Creek Master Plan is currently being
processed by the city and, if approved, will require an allocation from the EDUB. As currently
proposed, the Quarry Creek Master Plan will need 363 units from the EDUB. Together, the Plan
and Quarry Creek Master Plan will require more units (3,175) than currently available in the
EDUB (3,135). Staff’s recommendation on how to address this issue is described below, but
first, the following is a brief description of the EDUB and its purpose.
1. EDUB Description
City Council Policy Statement 43 (Proposition E “Excess Dwelling” Unit Bank) established a
dwelling unit bank concept in order to assure that residential development will not exceed the
city’s Growth Management (Proposition E) dwelling unit limitations. The policy also specifies
the types of projects that the city can allocate “excess” units to; such as housing for lower or
moderate income households, “smart growth” development, mixed use and changing a land
use from non-residential to residential.
As shown in Attachment 5, all of the residential land use designations have an allowed density
range with a minimum and maximum density, as well as a Growth Management Control Point
(GMCP) density. The GMCP density is the density point used to measure compliance with the
Growth Management (Proposition E) dwelling unit limitations (maximum number of units that
can be built in the city and within each city quadrant), and it is directly linked to the EDUB.
When a residential project develops below the GMCP density, the number of units between the
developed density and the GMCP density are considered unused “excess” dwelling units, which
are then “deposited” into the EDUB. The “excess” units in the EDUB are then available to allow
other residential projects to develop at a density that exceeds the GMCP density, but subject to
the Proposition E dwelling unit limitations.
2. EDUB Balance
On December 17, 2002, the City Council voted to reduce the accumulated number of units in
the EDUB to a total of 2,800. Since December 2002, the EDUB balance has grown as a result of
more residential development occurring below the allowed GMCP density than above it. The
EDUB balance, as of May 31, 2012, is 3,135 units.
As mentioned above, the Plan and Quarry Creek Master Plan, as currently proposed, will need
more units (3,175) than currently available (3,135). Although the City Council has the option to
return some of the units removed from the EDUB in 2002 back into the EDUB, it is staff’s
objective to present a Plan to the City Council that will not require them to do so.
Consistent with Planning Commission direction, the Quarry Creek Master Plan is being
processed separately from the Plan. However, Quarry Creek is a site that is very important to
implementing adopted programs in the city’s existing Housing Element (2005-2010). Therefore,
it is important to ensure that there are adequate units in the EDUB to implement the adopted
Housing Element program on the Quarry Creek site. The Planning Commission and City Council
will review and make decisions regarding the Quarry Creek Master Plan when the master plan is
brought before the Commission and Council at public hearings.
Direction regarding the Plan is the purpose of this report, and therefore, staff is recommending
the following minor adjustments be made to the Plan to ensure the EDUB balance is not
exceeded:
a. Do not designate the Aviara Resort site in Focus Area 10 (Aviara) for medium density
residential; rather, leave it as currently designated for Travel Recreation Commercial (TR).
b. Do not designate the area west of Plaza Camino Real for Mixed Use (MU); rather, leave it as
currently designated for Regional Commercial uses, which allows for mixed use projects by
right as an option but is not mandatory. This is consistent with Planning Commission
recommendations on other commercial centers throughout the city.
The two changes described above will reduce the number of units needed from the EDUB by
243 units, resulting in a total need of 2,569 units from the EDUB for the Plan. Combined with
the Quarry Creek Master Plan, the total units needed from the EDUB will be 2,932, which are
203 units below the 3,135 currently available.
B. Draft Preferred Plan Demand For Units From The EDUB
FOCUS
AREA # FOCUS AREA TITLE CURRENT NET
CAPACITY1
PROPOSED NET
CAPACITY2
UNITS
NEEDED
FROM EDUB3
NORTHEAST QUADRANT
2 PLAZA CAMINO REAL
COMMERCIAL CORRIDOR 0 0 0
5 SUNNY CREEK 66 138 72
6 MANDANA 155 155 0
7 PALOMAR CORRIDOR 0 585 585
NORTHWEST QUADRANT
1
NW COASTAL – VILLAGE 0 875 875
NW COASTAL – BARRIO 174 759 585
NW COASTAL – POWER PLANT 0 0 0
2 PLAZA CAMINO REAL &
NORTH COUNTY PLAZA 0 169 169
4 MARJA ACRES 59 143 84
7 PALOMAR CORRIDOR 0 0 0
8 SOUTHERN FREEWAY 0 0 0
9 SOUTHERN WATERFRONT 0 0 0
SOUTHEAST QUADRANT
7 PALOMAR CORRIDOR 0 0 0
11
SOUTH ECR – ALGA COMMERCIAL 0 0 0
SOUTH ECR – LC RESORT 0 0 0
SOUTH ECR – VONS LA COSTA 0 0 0
SOUTHWEST QUADRANT
7 PALOMAR CORRIDOR 0 225 225
8 SOUTHERN FREEWAY 0 0 0
9 SOUTHERN WATERFRONT - PONTO 39 182 143
10 AVIARA - POINSETTIA 192 192 0
AVIARA – RESORT PIECE 0 74 74
AVIARA - MURPHY 125 125 0
11 SOUTH ECR – VONS AVIARA 0 0 0
TOTAL 810 3,622 2,812
QUARRY CREEK4
3 QUARRY CREEK 293 656 363
TOTAL WITH QUARRY CREEK 1,103 4,278 3,175
1 Existing total capacity per current GMCP density minus existing units
2 Proposed total capacity per proposed GMCP density minus existing units
3 Proposed net capacity minus existing net capacity
4 The total proposed capacity for Focus Area 3 – Quarry Creek shall be determined as part of the
proposed Quarry Creek Master Plan (separate from the Draft Preferred Plan).