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HomeMy WebLinkAbout2020-10-14; Housing Element Advisory Committee; ; SITES INVENTORY Meeting Date: October 14, 2020 Item No. To: Housing Element Advisory Committee Members From: Scott Donnell, Senior Planner Staff Contact: Scott Donnell, Senior Planner Scott.donnell@carlsbadca.gov, 760-602-4618 Subject: Sites Inventory Recommended Action Receive an update on and discuss the housing site inventory. Executive Summary Discussions at recent HEAC meetings have centered around approaches to identify sites that have the potential for producing housing. Approaches used to identify potential housing sites have been presented to the committee and include analyzing sites that are vacant, underutilized, or hold potential for land re- designation to either allow housing (on sites currently designated for non-residential uses) or to allow increased housing densities on residentially designated sites. Committee members, staff, and the general public ranked the approaches for the identification of housing sites. These rankings were presented to City Council on August 27, 2020. The information presented to Council members and the results of their discussion were provided to and discussed with the HEAC as part of its September 9 meeting. Based on comments received during the August City Council meeting, city staff along with the project consultants have worked to identify sites that can accommodate regional housing allocations based on preferred site selection strategies set forth by HEAC members, staff and the general public. A list of sites that are assumed to be developed during the next eight years are required by HCD as part of the Housing Plan. The city must show that the regional housing allocation can be accommodated through residential development on the identified sites. HCD also recommends jurisdictions apply a 20-30% buffer. The city has continued to refine its sites inventory. For the committee’s information, the following table provides updated information on the remaining allocation (“RHNA (net)”), based on a 30% buffer, for which the city needs to provide sites. Note that numbers in parantheses indicate a surplus. Housing Element Advisory Committee Agenda Item 1 October 14, 2020 Page 2 Units by Income Levels Lower Moderate Moderate+ RHNA Goal (3,873 total) 2,095 749 1,029 RHNA Goal (w/ buffer) 2,724 974 1,338 Current General Plan, planned projects (no rezone), ADUs -716 -1,315 -2,586 RHNA (net) 2,008 (341) (1,248) During this item, city staff and the consultants will present the final housing sites inventory and accompanying maps and fact sheets and request additional discussion from committee members on these sites. Public Notification This item was noticed in accordance with the Ralph M. Brown Act and was available for viewing at least 72 hours prior to the meeting date. Exhibits Maps and fact sheets ELCAMINOREALPOINSETTIALNCOLLEGEBLCANNONRDFARADAYAV LA C OSTA AV PALOMAR AIRP O R T R D A L G A R D C A R L SB A D B L AVIARAPY TAMARACK A V MELR O S E D R RANCHOSANTAFERDCARLSBA D VILLAGE DR OLIVENHA IN R D C A R L S B A D BLCARLSBAD VILLAGE DRPacific Ocean NWNW SWSW SESE NENE All Potential Housing Element Sites 0 1 20.5 Miles Sources: City of Carlsbad, 2020; Mintier Harnish 2020Revised: 10/9/2020VillageBarrio100 Ac.50Ac. 1 – NC Plaza2 – The Shoppes3 – Zone 15 cluster4 – Avenida Encinas car storage5 – Crossings Lot 56 – Darwin Ct parcel7 – Salk Ave Parcel8 – Cougar Dr ind. site9 – Carlsbad Oaks North ind. sites10 – Cottage Row Apartments11 – Bressi Colt Place ind. site12 – Bressi Gateway Road ind. site13 – Raceway/Forum ind. sites14 – Zone 20 cluster15 – ECR at Camino Vida Roble16 – Calle Barcelona parcel UR: Upzone Residential VA: Vacant Residential UN: Underutilized P1: Project (No Rezone) P2: Project (With Rezone) CA: Rezone City- Agency-owned Properties RC: Rezone Commercial to Residential RI: Rezone Industrial to Residential Quadrants ")1 ")2 ")3 ")4 ")5 ")6 ")7 ")8 ")9 ")10 ")11 ")12 ")13 ")14 ")15 ")16 Inset Map ELCAMINOREALPOINSETTIALNCOLLEGEBLCANNONRDFARADAYAV LA C OSTA AV PALOMAR AIRP O R T R D A L G A R D C A R L SB A D B L AVIARAPY TAMARACK A V MELR O S E D R RANCHOSANTAFERDCARLSBA D VILLAGE DR OLIVENHA IN R D C A R L S B A D BLCARLSBAD VILLAGE DRPacific Ocean NWNW SWSW SESE NENE Potential Housing Element Sites - HEAC Priorities 0 1 20.5 Miles Sources: City of Carlsbad, 2020; Mintier Harnish 2020Revised: 10/9/2020VillageBarrio100 Ac.50Ac. 1 – NC Plaza2 – The Shoppes3 – Zone 15 cluster4 – Avenida Encinas car storage5 – Crossings Lot 56 – Darwin Ct parcel7 – Salk Ave Parcel8 – Cougar Dr ind. site9 – Carlsbad Oaks North ind. sites10 – Cottage Row Apartments11 – Bressi Colt Place ind. site12 – Bressi Gateway Road ind. site13 – Raceway/Forum ind. sites14 – Zone 20 cluster15 – ECR at Camino Vida Roble16 – Calle Barcelona parcel UR: Upzone Residential VA: Vacant Residential UN: Underutilized P1: Project (No Rezone) P2: Project (With Rezone) CA: Rezone City- Agency-owned Properties RC: Rezone Commercial to Residential Quadrants ")1 ")2 ")3 ")10 ")14 ")15 ")16 Inset Map ELCAMINOREALPOINSETTIALNCOLLEGEBLCANNONRDFARADAYAV LA C OSTA AV PALOMAR AIRP O R T R D A L G A R D C A R L SB A D B L AVIARAPY TAMARACK A V MELR O S E D R RANCHOSANTAFERDCARLSBA D VILLAGE DR OLIVENHA IN R D C A R L S B A D BLCARLSBAD VILLAGE DRPacific Ocean NWNW SWSW SESE NENE Potential Housing Element Sites - Public Priority 0 1 20.5 Miles Sources: City of Carlsbad, 2020; Mintier Harnish 2020Revised: 10/9/2020VillageBarrio100 Ac.50Ac. 1 – NC Plaza2 – The Shoppes3 – Zone 15 cluster4 – Avenida Encinas car storage5 – Crossings Lot 56 – Darwin Ct parcel7 – Salk Ave Parcel8 – Cougar Dr ind. site9 – Carlsbad Oaks North ind. sites10 – Cottage Row Apartments11 – Bressi Colt Place ind. site12 – Bressi Gateway Road ind. site13 – Raceway/Forum ind. sites14 – Zone 20 cluster15 – ECR at Camino Vida Roble16 – Calle Barcelona parcel RI: Rezone Industrial to Residential Quadrants ")4 ")5 ")6 ")7 ")8 ")9 ")11 ")12 ")13 Inset Map Updating designations ELCAMINOREALPOINSETTIALNCOLLEGEBLCANNONRDFARADAYAV LA C OSTA AV PALOMAR AIRP O R T R D A L G A R D C A R L SB A D B L AVIARAPY TAMARACK A V MELR O S E D R RANCHOSANTAFERDCARLSBA D VILLAGE DR OLIVENHA IN R D C A R L S B A D BLCARLSBAD VILLAGE DRPacific Ocean NWNW SWSW SESE NENE Potential Housing Element Sites - Staff Priorities 0 1 20.5 Miles Sources: City of Carlsbad, 2020; Mintier Harnish 2020Revised: 10/9/2020VillageBarrio100 Ac.50Ac. 1 – NC Plaza2 – The Shoppes3 – Zone 15 cluster4 – Avenida Encinas car storage5 – Crossings Lot 56 – Darwin Ct parcel7 – Salk Ave Parcel8 – Cougar Dr ind. site9 – Carlsbad Oaks North ind. sites10 – Cottage Row Apartments11 – Bressi Colt Place ind. site12 – Bressi Gateway Road ind. site13 – Raceway/Forum ind. sites14 – Zone 20 cluster15 – ECR at Camino Vida Roble16 – Calle Barcelona parcel UR: Upzone Residential VA: Vacant Residential UN: Underutilized P1: Project (No Rezone) P2: Project (With Rezone) CA: Rezone City- Agency-owned Properties Quadrants ")1 ")2 ")3 ")10 ")14 ")15 ")16 Inset Map POTENTIAL HOUSING SITES Site Number: 1 – North County Plaza City of Carlsbad: Housing Element Update - OUR HOME OUR FUTURE SITE DESCRIPTION The site is a nearly 20-acre shopping center (North County Plaza) developed with stores, restaurants and other businesses. It is located along Marron Road (a four-lane employment/transit connector street) and west of The Shoppes at Carlsbad. The northernmost portion of the site encompasses a stretch of Buena Vista Creek. SITE FEATURES SITE OPPORTUNITY North County Plaza is conveniently located to major transportation corridors and transit. It provides goods and services and is close to other shopping areas. It is proximate as well to open space in the form of Hosp Grove, Buena Vista Lagoon, and Buena Vista Creek. Environmental buffers and the flood zone along the creek impact or potentially impact the shopping center’s developable area. A portion of the shopping center along Marron Road is also in a flood zone. In 2018, the city received an application to redevelop a portion of North County Plaza into a mixed-use project. Proposed is the demolishing of 46,000 square feet of commercial space and construction of 240 apartment units and 6,800 square feet of new retail uses. The application is currently under review. Under consideration are changes to the shopping center’s current land use designations. The current land use designation of R/OS, Regional Commercial/Open Space (applied to the area of Buena Vista Creek), would be changed to R/R-40/OS. While the current R designation permits a limited number of homes above the first floor of a commercial development, the proposed “split” designation would continue to recognize North County Plaza as a regional commercial center and would permit a greater number of residential units without the constraint of having to locate the units above a commercial first floor. The Open Space designation would not be affected by the proposed change. The R-40 designation would permit densities from 37.5 to 40 dwelling units per acre. Characteristic of this density are four and five story apartment buildings. At the minimum density of 37.5 du/ac, potentially 300 units could be built on the property. This yield is based on assuming half the property acreage would develop residentially while the other half would continue to be used or would develop commercially. The area designated open space is excluded from these acreage calculations. Changing the properties’ designations to R/R-40/OS would require amendments to the General Plan, Zoning Ordinance, and Local Coastal Program and would also require City Council and California Coastal Commission approval. Parcels Numbers 156-301-16 GMP Quadrant Northwest Ownership Private Parcel Size 19.52 acres Current General Plan Designation R/OS (Regional Commercial and Open Space) Proposed General Plan Designation R/R-40/OS (Regional Commercial/Residential 37.5 to 40 du/ac and Open Space) Current Residential Opportunity Approximately 62 units Proposed Residential Opportunity Approximately 300 units  Shopping center  Utilities accessible  Some site constraints  Includes part of Buena Vista Creek  Active development proposal on file  Close to services and transit POTENTIAL HOUSING SITES Site Number: 2 – The Shoppes at Carlsbad parking lot City of Carlsbad: Housing Element Update - OUR HOME OUR FUTURE SITE DESCRIPTION The site is an underutilized property located off Marron Road (a four-lane employment/transit connector street) west of El Camino Real. The site contains the parking lots for The Shoppes at Carlsbad mall and a North County Transit District transit station. Two of the six parcels are on the other side of Marron Road from the mall. Together, the parking lot parcels total nearly 57 acres. All parcels are city owned. SITE FEATURES SITE OPPORTUNITY The very northwest corner of the site, less than an acre and beyond the parking lot and ring road, is constrained by Buena Vista Creek and its associated riparian habitat and floodplain area. Other than this small section, the property overall has no known physical constraints to development due to environmentally sensitive areas. The existing transit station is expected to remain. The northernmost portion of the parking lot along Buena Vista Creek is in the City of Oceanside. As it is outside Carlsbad, this portion of the parking lot is not part of the site acreage reported here. After serving the mall’s parking needs, the parking lot could accommodate other uses, including homes. While residential uses are currently permitted by the Westfield Carlsbad Specific Plan (the approved planning document that regulates development at The Shoppes and surrounding parking lot), the site has no formal residential land use designation. Early concepts by The Shoppes owner, Brookfield Properties, support redevelopment of the parking lot with homes and other uses. Under consideration are changes to the land use designations applied to the entire mall and parking lot. The current land use designation of R, Regional commercial, would be changed to a “split designation” of R/R-40; this would include an OS designation as appropriate to recognize the creek. While the current R designation permits a limited number of homes above the first floor of a commercial development, the proposed “split” designation would continue to recognize The Shoppes as a regional commercial center and at the same time would permit a greater number of residential units without the constraint of having to locate the units above a commercial first floor. The R-40 designation would permit densities from 37.5 to 40 dwelling units per acre. Characteristic of this density are four and five story apartment buildings. At the minimum density of 37.5 du/ac, approximately 1,050 units could be built on the parking lot property. This yield is based on assuming half the property acreage would develop residentially while the other half would continue to be used or would redevelop commercially. The small creek area designated open space is excluded from these acreage calculations; the area so designated would not change. Changing the properties’ designations to R/R-40 would require amendments to the General Plan, Zoning Ordinance, and Westfield Carlsbad Specific Plan and City Council approval.  Parking lot  Utilities accessible  City owned  Buena Vista Creek  Minimal site constraints Close to services and transit POTENTIAL HOUSING SITES Site Number: 2 – The Shoppes at Carlsbad parking lot City of Carlsbad: Housing Element Update - OUR HOME OUR FUTURE Parcels Numbers 156-301-06, 156-301-10, 156- 301-11, 156-302-17, 156-302- 23, 156-302-24 GMP Quadrant Northwest Ownership Public (City of Carlsbad or City of Carlsbad Parking Authority) Parcel Size 57 acres (all parcels) Current General Plan Designation R (Regional Commercial) and R/OS (Regional Commercial and Open Space) Proposed General Plan Designation R/R-40 (Regional Commercial/Residential 37.5 to 40 du/ac) or R/R-40/OS (“OS” indicating Open Space) Current Residential Opportunity Approximately 210 units Proposed Residential Opportunity Approximately 1,050 units POTENTIAL ELIGIBLE HOUSING SITES Site Number: 3 – Zone 15 cluster City of Carlsbad: Housing Element Update - OUR HOME OUR FUTURE Very Low and Low-Income RHNA Sites Inventory SITE DESCRIPTION The site is a group of three separate and underutilized properties located off El Camino Real (a six-lane arterial street) and College Boulevard, which terminates along the site. While mostly vacant, the three properties contain a couple of single-family homes, some outbuildings, an equestrian facility, and an RV storage lot. Together, the properties total nearly 40 acres. SITE FEATURES  Mostly vacant  Sensitive biological resources  Flood zone impacts  Very High Fire Hazard Zone  Designated for residential and commercial uses  Requires road improvements SITE OPPORTUNITY This cluster of properties is centrally located and close to jobs. The largest parcel, at the corner of El Camino Real and College Boulevard, is 17 acres and designated for shopping center and residential development. The mostly vacant parcel to the north and along El Camino Real is designated for low density residential. The third parcel featuring equestrian facility borders Agua Hedionda Creek and is just beyond the end of College Boulevard. This property is designated for low density residential and open space. The city recently approved part of this property as a biological mitigation site for the future extension of College Boulevard. A portion of the site remains available for residential uses as well. The equestrian parcel is entirely within a flood zone; this flood zone also encroaches on portions of the two other parcels. As it is just beyond the end of College Boulevard, road improvements may be required to reach the equestrian parcel. Under consideration is a change of each property’s land use designation to R-30, a high density residential designation that would permit up to 30 dwelling units per acre (du/ac). This would result in a loss of land (approximately 8.9 acres) designated for local shopping center development. Typical development in the R-30 designation would be apartments and condominiums up to two or three stories. As proposed, the R-30 would have a density range of 26.5 to 30 dwelling units per acre (du/ac). At the minimum density of 26.5 du/ac, approximately 650 residences could be built on the nearly 40-acre site. Note that before development could occur, flood zone issues would need to be addressed. Parcels Numbers 209-060-48, 209-090-11, 209-060- 72 GMP Quadrant Northeast Ownership Private (multiple) Parcel Size 39.35 acres (all parcels) Current General Plan Designations R-4, (Residential, 0-4 du/ac), R- 4/OS (Open Space), and R-15/L (Residential, 8-15 du/ac and Local Shopping Center) Proposed General Plan Designations R-30 (Residential 26.5-30 du/ac) or R-30/OS (Open Space) Current Residential Opportunity Approximately 155 units (at 3.2, 8 and 15 du/ac) Proposed Residential Opportunity Approximately 650 units (@ 26.5 du/ac) POTENTIAL HOUSING SITES Site Number: 4 – Avenida Encinas car storage lot City of Carlsbad: Housing Element Update - OUR HOME OUR FUTURE SITE DESCRIPTION This two-acre industrial parcel, at the southwest corner of Avenida Encinas and Cannon Road, is developed with a car storage lot. The lot is screened by a landscaped berm. It is directly across Avenida Encinas from the Carlsbad Suites hotel and borders the railroad tracks. SITE FEATURES  Developed with car storage and landscaping  Close to the beach  Close to jobs  Designated for industrial use  Freeway and railroad noise constraints SITE OPPORTUNITY The parcel is considered underutilized as it could develop more intensely with industrial or offices buildings, similar to other similarly-designated properties to the south along Avenida Encinas and in business parks along Palomar Airport Road. Due to its proximity to the freeway and the railroad, the site is impacted by transit noise. Noise impacts may constrain or preclude residential development over most of the site. Airport noise is not a constraint. Under consideration is a change to the property’s land use designation from PI, Industrial, to R-30. R-30 is a high density residential designation. Typical development in the R-30 designation would be apartments and condominiums up to two or three stories. As proposed, the R-30 would have a density range of 26.5 to 30 dwelling units per acre (du/ac). At the minimum density of 26.5 du/ac, approximately 58 residences could be built on the site. However, the General Plan Noise Element does not permit residential construction where noise is a significant constraint if alternative sites are available. To change the property’s designation to R-30, amendments to the General Plan, Zoning Ordinance, and Local Coastal Program would be necessary and would require City Council and California Coastal Commission approval. As part of a city approval, findings regarding the acceptability of the site for residential uses in light of transit noise may be necessary along with detailed studies to determine how noise impacts could be sufficiently reduced. Parcels Numbers 210-090-24 GMP Quadrant Northwest Ownership Private Parcel Size 2.2 acres Current General Plan Designation PI (Planned Industrial) Proposed General Plan Designation R-30 (Residential, 26.5-30 du/ac) Current Residential Opportunity 0 units Proposed Residential Opportunity Approximately 58 units (at 26.5 du/ac) POTENTIAL HOUSING SITES Site Number: 5 – Crossings Golf Course Lot 5 City of Carlsbad: Housing Element Update - OUR HOME OUR FUTURE SITE DESCRIPTION The site is a vacant property located off College Boulevard (a four-lane arterial road) midway between Faraday Avenue and Palomar Airport Road. It overlooks the golf course and is on the west side of the street. The site was graded as part of the Crossings at Carlsbad Golf Course development in the early 2000s. The developable part of the site drops steeply to the golf course and open space. The property is city- owned. SITE FEATURES SITE OPPORTUNITY There are no known physical constraints to development due to environmentally sensitive areas and the parcel is located outside the McClellan-Palomar Airport flight path. It is not significantly impacted by airport noise. Because the parcel is city owned, development with a higher percentage of affordable housing may be possible. Under consideration is a change of the property’s land use designation from PI/O, Planned Industrial/Office, to R-30, a high-density residential designation typical of two to three story apartment projects. if the R-30 designation were applied to the property, it would have a minimum density of 26.5 dwelling units per acre and a maximum density of 30 dwelling units per acre (du/ac). At the minimum density, approximately 180 units could be developed on the graded, flat portion of the site. To change the property’s designation to R-30, amendments to the General Plan, Local Coastal Program, and zoning designations would be necessary; these amendments would require City Council and California Coastal Commission approval. In addition, and consistent with Lot 5’s existing land use designation, the city’s adopted Real Estate Strategic Plan calls would need modification to allow residential on the property as it calls for the property’s long-term lease for hotel or office purposes. (Note: The vacant and already graded parcel directly across College Boulevard from this site is also city-owned but is not suitable for housing due to airport restrictions.) Parcel Number 212-270-05 GMP Quadrant Northwest Ownership Public (City of Carlsbad) Parcel Size 11.4 acres Current General Plan Designation PI/O (Planned Industrial/Office) Proposed General Plan Designation R-30 (Residential, 26.5-30 du/ac) Current Residential Opportunity 0 units Proposed Residential Opportunity 180 units (@ 26.5 du/ac)  Vacant  Utilities accessible  Graded  Minimal site constraints  City owned  Close to jobs POTENTIAL HOUSING SITES Site Number: 6 – Darwin Court parcel City of Carlsbad: Housing Element Update - OUR HOME OUR FUTURE SITE DESCRIPTION This two-acre, vacant industrial parcel is served by Darwin Court, a short cul de sac in the Carlsbad Research Center business park. The property is between Faraday Avenue and McClellan-Palomar Airport and about one- third mile east of College Boulevard. Carlsbad Research Center contains a mix of office and industrial uses. The Darwin Court site is flat, graded and surrounded by existing industrial development. The property is located with McClellan-Palomar Airport Safety Zone 6, which permits residential development. A small part of the property along its south boundary could not be developed residentially due to airport noise as determined by the McClellan-Palomar Airport Land Use Compatibility Plan. SITE FEATURES  Vacant  Designated for industrial use  Graded  Partially constrained by airport noise  Centrally located  Close to jobs SITE OPPORTUNITY Under consideration is a change to the property’s land use designation from PI, Industrial, to R-30. R-30 is a high density residential designation. Typical development in the R-30 designation would be apartments and condominiums up to two or three stories. As proposed, the R-30 would have a density range of 26.5 to 30 dwelling units per acre (du/ac). At the minimum density of 26.5 du/ac, approximately 50 residences could be built on the site, factoring in airport noise restrictions. To change the property’s designation to R-30, amendments to the General Plan, Zoning Ordinance, and Carlsbad Research Center Specific Plan would be necessary and would require City Council approval. If the amendments were approved, industrial uses would no longer be permitted on the site but would continue to be permitted on surrounding properties. Parcels Numbers 212-120-18 GMP Quadrant Northwest Ownership Private Parcel Size 2.1 acres Current General Plan Designation PI (Planned Industrial) Proposed General Plan Designation R-30 (Residential, 26.5-30 du/ac) Current Residential Opportunity 0 units Proposed Residential Opportunity Approximately 50 units (at 26.5 du/ac) POTENTIAL HOUSING SITES Site Number: 7 – Salk Avenue parcel City of Carlsbad: Housing Element Update - OUR HOME OUR FUTURE SITE DESCRIPTION This nearly 10-acre, vacant parcel is along Salk Avenue, a street serving a mix of office, medical and industrial uses between College Boulevard and El Camino Real. It also adjacent to the large Carlsbad Research Center business park. Manufactured slopes along Salk Avenue and the property’s perimeter reduce its developable acreage, but otherwise there are no known physical constraints to development. The property is located with McClellan- Palomar Airport Safety Zone 6, which permits residential development. SITE FEATURES  Vacant  Designated for office use  Graded  No site constraints  Centrally located  Close to jobs SITE OPPORTUNITY Under consideration is a change to the property’s land use designation from O, Office, to R-30. R-30 is a high density residential designation. Typical development in the R-30 designation would be apartments and condominiums up to two or three stories. As proposed, the R-30 would have a density range of 26.5 to 30 dwelling units per acre (du/ac). At the minimum density of 26.5 du/ac and accounting for slopes, approximately 230 residences could be built on the nearly 10-acre site. To change the property’s designation to R-30, amendments to the General Plan, Zoning Ordinance, and Fenton Carlsbad Center Specific Plan would be necessary and would require City Council approval. If redesignated, office uses would cease to be permitted on the property, but office, industrial, and open spaces uses would continue to be permitted on surrounding lots. Parcels Numbers 212-021-04 GMP Quadrant Northwest Ownership Private Parcel Size 9.8 acres Current General Plan Designation O (Office) Proposed General Plan Designation R-30 (Residential, 26.5-30 du/ac) Current Residential Opportunity 0 units Proposed Residential Opportunity Approximately 230 units (at 26.5 du/ac) POTENTIAL HOUSING SITES Site Number: 8 – Cougar Drive industrial site City of Carlsbad: Housing Element Update - OUR HOME OUR FUTURE Very Low and Low-Income RHNA Sites Inventory SITE DESCRIPTION The site consists of a small, 2.41 acre parcel at 2420 Cougar Drive, across El Camino Real from Salk Avenue. The parcel is presently the location of a landscape maintenance business. It is adjacent to a senior care facility now under construction and across Cougar Drive from office and self-storage uses. A limited portion of the site is developable as more than one-half its acreage is constrained by habitat and steep slopes dropping down to Agua Hedionda Creek. The site is within McClellan- Palomar Airport Safety Zone 6, which permits residential development. SITE FEATURES  Maintenance business on site  Utilities accessible  Graded  Habitat, slope constraints  Industrially designated  Close to jobs SITE OPPORTUNITY Under consideration is a change of the property’s existing land use designation from M-Q, Industrial, Qualified Development Overlay Zone, to R-30, a high-density residential land use designation. The R-30 designation would permit a density range of 26.5 to 30 dwelling units per acre. This proposed designation is typical of apartments of two to three stories. For this property, development at the R-30 designation might yield approximately 46 units. To change the properties’ designations to R-30, amendments to the General Plan and Zoning Ordinance and approval by the City Council would be necessary. Parcels Numbers 209-040-46 GMP Quadrant Northeast Ownership Private (multiple) Parcel Size 2.4 acres Current General Plan Designation M-Q (Industrial, Qualified Development Overlay Zone) Proposed General Plan Designation R-30 (Residential, 26.5 to 30 dwelling units/acre) Current Residential Opportunity 0 units Proposed Residential Opportunity Approximately 46 units (at 26.5 du/ac) POTENTIAL HOUSING SITES Site Number: 9 - Industrial sites north of Faraday Avenue City of Carlsbad: Housing Element Update - OUR HOME OUR FUTURE Very Low and Low-Income RHNA Sites Inventory SITE DESCRIPTION The site consists of five scattered, vacant industrial parcels in Carlsbad Oaks North, a large business park on the north side of Faraday Avenue and bordering homes in the City of Vista. The parcels are along Whiptail Loop. Together, the parcels total over 22 acres. There are no known physical constraints to development due to environmentally sensitive areas. All parcels are partially or wholly within McClellan-Palomar Airport Safety Zone 6, which permits residential development. SITE FEATURES  Vacant  Utilities accessible  Graded  Minimal site constraints  Industrially designated  Close to jobs SITE OPPORTUNITY Under consideration are changes to each of the five properties’ land use designations from PI, Planned Industrial, to R- 35, a new high-density residential land use designation. The R-35 designation would permit a density range of 32.5 to 35 dwelling units per acre (du/ac). This proposed designation is typical of apartments up to four to five stories tall. In total, all parcels could yield over 700 new homes if developed at the minimum density of 32.5 du/ac. To change the properties’ designations to R-35, amendments to the General Plan, Zoning Ordinance, and Carlsbad Oaks North Business Park Specific Plan would be necessary and would require City Council approval. If the amendments were approved, industrial uses would no longer be permitted on the properties but would continue to be permitted on surrounding properties in the business park. Parcels Numbers 209-120-02, 209-120-12, 209- 120-13, 209-120-23, 209-120- 24 GMP Quadrant Northeast Ownership Private Parcel Size Approximately 22 acres (all parcels) Current General Plan Designation PI (Planned Industrial) Proposed General Plan Designation R-35 (Residential, 32.5 to 35 du/ac) Current Residential Opportunity 0 units Proposed Residential Opportunity 700+ units (at 32.5 du/ac) POTENTIAL HOUSING SITES Site Number: 10 - Cottage Row Apartments City of Carlsbad: Housing Element Update - OUR HOME OUR FUTURE SITE DESCRIPTION The site is an underutilized property located off Aviara Parkway, south of Palomar Airport Road. The property features a relatively flat area developed with 24 duplex apartments bordered by steep slopes and sensitive biological resources. Under its current General Plan designation, the property could potentially develop with up to nine more homes. SITE FEATURES  Developed and undeveloped areas  Sensitive biological resources  In the Coastal Zone  Undeveloped steep slopes  Near homes  Close to Palomar Airport Road SITE OPPORTUNITY Under consideration is a change of the property’s land use designation from R-4, a residential land use designation typical of a single-family home development, to R-23, or a designation typical of condominiums and apartments. As proposed, the R-23 designation applied to the property would have a permitted density range of 19 to 23 dwelling units per acre (du/ac). For the property to reach full development potential, the existing duplex apartments on-site would be demolished. At the minimum density and with demolition of existing units, new construction could result in approximately 150 new units or about 130 units more than on the site currently. Steep slopes would likely be protected as open space. To change the property’s designation to R-23 and Open Space, changes to the General Plan, Local Coastal Program, and Zoning Ordinance would be necessary and would require City Council and California Coastal Commission approval. Parcels Numbers 212-040-47 GMP Quadrant Southwest Ownership Private Parcel Size Approximately 12 acres Current General Plan Designation R-4 (Residential, 0-4 du/ac) Proposed General Plan Designations R-23/OS (Residential, 19-23 du/ac, and Open Space) Current Residential Opportunity Approximately nine additional units (at 3.2 du/ac) in addition to the 24 duplex apartments on site Proposed Residential Opportunity Approximately 150 additional units (at 19 du/ac) POTENTIAL HOUSING SITES Site Number: 11 – Bressi Ranch Colt Place industrial parcel City of Carlsbad: Housing Element Update - OUR HOME OUR FUTURE Very Low and Low-Income RHNA Sites Inventory SITE DESCRIPTION The site consists of a vacant 2.6 acre lot between the new Kensington at the Square townhomes to the east and the Staybridge Suites to the west. It is accessed from the north end of Colt Place and backs to Palomar Airport Road. The lot has been previously graded. About .60 acre of the property along Palomar Airport Road is restricted by the McClellan-Palomar Airport Safety Zone 2, which prohibits residential development. However, none of the lot is impacted by airport noise such that residential construction would be precluded. SITE FEATURES  Vacant  Utilities accessible  Graded  Airport constraints  Industrially designated  Close to services and jobs SITE OPPORTUNITY Under consideration are changes to the properties land use designation from PI, Planned Industrial, to R-23. The R-23 designation would permit a density range of 19 to 23 dwelling units per acre (du/ac). This density is the same as that applied to the Kensington at the Square townhomes to the east. Development of the parcel at the minimum density could yield approximately 38 units, factoring the airport safety restriction. To change the properties’ designations to R-23, amendments to the General Plan, Zoning Ordinance, and Bressi Ranch Master Plan would be necessary and would require City Council approval. If the amendments were approved, industrial uses would no longer be permitted on the property. Parcels Numbers 213-262-17 GMP Quadrant Southeast Ownership Private Parcel Size Approximately 2.6 acres Current General Plan Designation PI (Planned Industrial) Proposed General Plan Designation R-23 (Residential, 19 to 23 du/ac) Current Residential Opportunity 0 units Proposed Residential Opportunity Approximately 38 units (at 19 du/ac) POTENTIAL HOUSING SITES Site Number: 12 – Bressi Ranch Gateway Road industrial parcels City of Carlsbad: Housing Element Update - OUR HOME OUR FUTURE Very Low and Low-Income RHNA Sites Inventory SITE DESCRIPTION The site consists of two vacant industrial parcels south of Palomar Airport Road in Bressi Ranch. The adjacent parcels are along Gateway Road, just east of Pizza Port. The two parcels total about 5.33 acres. There are no known physical constraints to development due to environmentally sensitive areas and the parcels are located outside the McClellan-Palomar Airport safety zones. Airport noise as well is not a constraint to residential development. SITE FEATURES  Vacant  Utilities accessible  Graded  No site constraints  Industrially designated  Close to services and jobs SITE OPPORTUNITY Under consideration is a change of each property’s land use designation from PI, Planned Industrial, to R-40, a new high- density residential land use designation. The R-40 designation would permit a density range of 37.5 to 40 dwelling units per acre (du/ac). This proposed designation is typical of apartments up to four to five stories tall. Together, both parcels could yield about 200 homes if developed at the minimum density. To change the properties’ designations to R-40, amendments to the General Plan, Zoning Ordinance, and Bressi Ranch Master Plan would be necessary and would require City Council approval. If the amendments were approved, industrial uses would no longer be permitted on the properties but would continue to be permitted on surrounding properties. Parcels Numbers 213-263-19, 213-263-20 GMP Quadrant Southeast Ownership Private Parcel Size Approximately 5.33 acres (both parcels) Current General Plan Designation PI (Planned Industrial) Proposed General Plan Designation R-40 (Residential, 37.5 to 40 du/ac) Current Residential Opportunity 0 units Proposed Residential Opportunity Approximately 200 units (at 37.5 du/ac) POTENTIAL HOUSING SITES Site Number: 13 - Industrial sites east of Melrose Drive City of Carlsbad: Housing Element Update - OUR HOME OUR FUTURE Very Low and Low-Income RHNA Sites Inventory SITE DESCRIPTION The site is a group of six vacant properties north of Palomar Airport Road and east of Melrose Drive, each designated for industrial use. Four parcels are together along Lionshead Avenue; the other two are located on either side of Eagle Drive. Each site is graded and ready for development. Together, the parcels total about 33 acres. There are no known physical constraints to development due to environmentally sensitive areas and the parcels are located outside the McClellan-Palomar Airport safety zones. SITE FEATURES  Vacant  Utilities accessible  Graded  Minimal site constraints  Industrially designated  Close to jobs SITE OPPORTUNITY Under consideration are changes to each of the six properties’ land use designations from PI, Planned Industrial, to R-35, a new high-density residential land use designation. The R-35 designation would permit a density range of 32.5 to 35 dwelling units per acre (du/ac). This proposed designation is typical of apartments up to four to five stories tall. In total, all parcels could yield over 1,000 new homes if developed at the minimum density. To change the properties’ designations to R-35, amendments to the General Plan, Zoning Ordinance, and Carlsbad Raceway Specific Plan would be necessary and would require City Council approval. If the amendments were approved, industrial uses would no longer be permitted on the properties but would continue to be permitted on surrounding properties. Parcels Numbers 221-880-01, 221-880-02, 221-880-03, 221-880-04, 221-015- 08, 221-014-03 GMP Quadrant Northeast Ownership Private (multiple) Parcel Size Approximately 33 acres (all parcels) Current General Plan Designation PI (Planned Industrial) Proposed General Plan Designation R-35 (Residential, 32.5 to 35 du/ac) Current Residential Opportunity 0 units Proposed Residential Opportunity 1,000+ units (at 32.5 du/ac) POTENTIAL HOUSING SITES Site Number: 14 - Zone 20 cluster City of Carlsbad: Housing Element Update - OUR HOME OUR FUTURE SITE DESCRIPTION The site is a group of six vacant and underutilized properties located on both sides of Poinsettia Lane (a four- lane arterial connector street), east of Aviara Parkway. Two of the parcels southeast of the Poinsettia Lane contain a single-family dwelling and a greenhouse; the remaining parcels are vacant. In addition, the properties feature a mix of constraints to development, including SDG&E powerlines, steep undeveloped slopes and sensitive biological resources, which reduce their developable acreage. The six lots total about 21 acres. Under their current General Plan land use designation, the properties could potentially develop with 50 homes. SITE FEATURES  Mostly vacant  Sensitive biological resources  In the Coastal Zone  SDG&E powerline easement  Steep slopes  Near homes SITE OPPORTUNITY Under consideration are changes to each of the six properties’ land use designations from R-4, a residential land use designation typical of a single-family home development, to either R-23 or R-30. These proposed designations are typical of apartments and condominiums, including those up to two or three stories. As proposed, the R-23 would apply only to the vacant, two-acre property at the northwest corner of Poinsettia Lane and Brigantine Drive. R-23 would permit a density range of 19 to 23 dwelling units per acre. The remaining parcels would be designated R-30, which would permit a density range of 26.5 to 30 dwelling units per acre. In total, all parcels could yield approximately 355 new homes if developed at the proposed minimum densities. To change the properties’ designations to R-23 and R-30, amendments to the General Plan, Local Coastal Program, Zoning Ordinance, and Zone 20 Specific Plan would be necessary and would require City Council and California Coastal Commission approval. Parcels Numbers 215-070-44, 215-070-43, 215-070-38, 215-070-04, 215-070-37, 215- 070-45 GMP Quadrant Southwest Ownership Private (Multiple) Parcel Size 21.2 acres (all parcels) Current General Plan Designation R-4 (Residential, 0-4 dwelling units/acre) Proposed General Plan Designations R-23 (Residential, 19-23 du/ac) and R-30 (Residential 26.5-30 du/ac) Current Residential Opportunity Approximately 50 homes (@ 3.2 du/ac) Proposed Residential Opportunity 355 units (at either 19 du/ac or 26.5 du/ac) POTENTIAL ELIGIBLE HOUSING SITES Site Number: 15 – El Camino Real at Camino Vida Roble parcel City of Carlsbad: Housing Element Update - OUR HOME OUR FUTURE SITE DESCRIPTION This long, narrow site is a vacant, approximately three-acre property on the east side of El Camino Real (a six-lane arterial road), at the intersection of Camino Vida Roble south to Cinnabar Way. It is partially adjacent to single- family homes and across El Camino Real from industrial uses. SITE FEATURES  Vacant  Utilities accessible  Constraints present  Road improvements required SITE OPPORTUNITY The parcel is outside the McClellan-Palomar Airport flight path. Property constraints include its unusual shape, presence of easements and future widening of El Camino Real, which must be accommodated by any future development on the property. Sensitive biological resources may exist on this property, a portion of which may need to be preserved; however, this should not reduce overall residential yield. Under consideration is a change of the property’s land use designation from R-4, a designation typical of a single-family home development, to R-15, or a density that often applies to small lot single family or detached or attached condominium development. As proposed, the R-15 designation applied to the approximately three-acre site would have a permitted density range of 11.5 to 15 dwelling units per acre (du/ac). This compares to an existing density range of 0 to 4 dwelling units per acre. To change the property’s designation to R-15, changes to the General Plan and Zoning Ordinance would be necessary and would require City Council. Parcels Numbers 213-050-16 GMP Quadrant Southeast Ownership Private Parcel Size 3.15 ac Current General Plan Designation R-4 (Residential, 0-4 du/ac) Proposed General Plan Designation R-15 (Residential, 11.5 to 15 du/ac) Current Residential Opportunity 10 units (at 3.2 du/ac) Proposed Residential Opportunity 26 units (at 11.5 du/ac) POTENTIAL HOUSING SITES Site Number: 16 – Calle Barcelona parcel City of Carlsbad: Housing Element Update - OUR HOME OUR FUTURE SITE DESCRIPTION This irregularly-shaped, mostly vacant site is partially developed with a parking lot along the west side of Calle Barcelona (a four-lane Employment/Transit Connector street) and midway between El Camino Real and Leucadia Boulevard. It is across Calle Barcelona from The Forum shopping center. The site has been graded and is ready for development. A portion of the approximately 8-acre site is designated as open space, which decreases its developable acreage. There are no known physical constraints to development due to steep slopes and habitat already having been previously mapped and designated. SITE FEATURES  Vacant/parking lot  Designated for regional commercial use and open space  Graded  Minimal site constraints  In the Coastal Zone  Very High Fire Hazard Zone SITE OPPORTUNITY Under consideration is a change to the property’s land use designation from R, or Regional Commercial, to R-30. The current R designation permits a limited number of homes above the first floor of a commercial development. The proposed R-30 designation is typical of apartments and condominiums, including those up to two or three stories. As proposed, the R-30 would apply only to the developable portion of the property and the portion designated for open space would not be affected. R-30 would have a density range of 26.5 to 30 dwelling units per acre (du/ac). At the minimum density, approximately 50 homes could be built. To change the properties’ designations to R-30, amendments to the General Plan, Local Coastal Program, Zoning Ordinance, and Green Valley Master Plan would be necessary and would require City Council and California Coastal Commission approval. Parcels Numbers 255-012-05 GMP Quadrant Southwest Ownership Private Parcel Size 7.8 acres Current General Plan Designation R/OS (Regional Commercial/ Open Space) Proposed General Plan Designation R-30/OS (Residential, 26.5-30 du/ac) and Open Space) Current Residential Opportunity Approximately 15 units Proposed Residential Opportunity Approximately 50 units (at 26.5 du/ac)