But the planners have built in an 82 percent buffer, so the proposed plan upzones to allow at least 1,987 units by right. "By right" means a voter-approved Measure T would "pre-empt local discretionary land use approvals of specified housing developments by having all such approvals be considered 'ministerial' actions, meaning eliminating opportunities for public review, project-level environmental review and restricting design review."
None of the at least 1,987 units are guaranteed to be affordable for people earning very low or low incomes, as defined by the feds and the state. If voters pass Measure T, some affordable units might become available if density bonus and/or inclusionary units come into play.
Thursday, September 1, 2016
Measure T's impact on Cardiff
Previously, the Waves to Ride blog looked at Measure T's high-density impact on Leucadia and Old Encinitas. Now, Waves to Ride sets its sights on Cardiff:
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Analysis - this measure is a disaster for Encinitas. Vote NO!
ReplyDeleteDump Muir!
ReplyDeleteHe's the best councilperson and candidate we have, by far!
DeleteOther than name calling and he has a pension like every other public worker, give me one vote that you disagree with him on and include who else voted for it.
He has voted against developers more than any other current council member.
He has my vote!
quit derailing the topic
DeleteMeasure T is likely to change Cardiff forever. Both of the markets could be taken down at the same time and replaced by who knows what.
ReplyDeleteWith Density bonus the 2-story provision could be waivered and the result would then be massive 3-story ocean view condos owned by newcomers to the area or operated as seasonal second homes. Please tell me I'm eating the wrong kind of donuts.
Can you provide the details of how the density bonus could change the height requirement?
DeleteWho knows? Could the owners of the AHE parcels in coastal Cardiff make more money with two-story mixed-use buildings than they make leasing to retailers?
ReplyDeleteFor starters, they would have to lay out a lot in destruction and construction costs.
Height is a waiver the City must grant if asked for by a developer. Since density bonus law is a state law, it "trumps" the vote Prop A would otherwise require under its 30' height restriction.
ReplyDeleteEncinitas had a FAQ brochure on Density Bonus that explained both Waivers and Incentives that must be granted if a Density Bonus project requests them. One of the waivers is height, essentially if the developer shows that he can make more profit he can apply for and get a waiver to the height limit of Prop A. The City has in the past always chosen to cave in whenever a developer threatens a lawsuit.
DeleteThe FAQ brochure is no longer on the City's web site, but should be available to a freedom of information request.
A conclusion that could be drawn from this is that the 2-story Proposition T limit in Cardiff only exists if Density Bonus is not used. The City Staff did not discuss this at the City Council meeting that set 2 stories for Cardiff.
The 1,987 is actually the "min cap" the City's been quoting. "Max cap" we'd be voting for if we don't say NO adds another 1,000 units.
ReplyDeletePut density bonus on top of that and you add another 35%. And what high-density developer worth his or her salt would leave that money on the table?
That puts the total above 4,000 units. Add the traffic to the prison block designs that the planning director gets to approve and you won't recognize this town.
Demand better and pass on this stinker.
Seriously....you think density bonus will happen everywhere on upzoned sites? If so, then there is just as much probability that it will happen elsewhere in the city, even if there is no current application on file. Then under DRE law, you would also have to disclose that all the single family homes next to you will also be processed as a density bonus application and add several new single family homes right next to you when selling your home. Yes, that also means that they will increase height.
DeleteWhen is the last time you saw someone volunteering that information - when there is no application on file with the City. My guess is that people don't "volunteer" that information because you can't speculate and it is not factual. But guess what, under your theory it is unlawful. If you believe it to happen you must disclose it in the paperwork. Also when this stinker passes or is forced on to the city somehow, you will have to disclose it from now into the future. Sorry, but I'd much rather say that these sites could develop as 30 units per acre. That is enough to scare people off.
Sorry commenter. Your fear mongering is exposed. It is damaging our efforts to defeat this thing. I get your desire to defeat the Housing Element, and your enthusiasm is appreciated, but focus on something that may actually be truthful. It might stick with my neighbors better. Right now, you are dividing them. They don't agree with your approach. Neither do I. Sorry. There are better reasons to "pass on this stinker."
Density bonus only applies to subdivisions of 5 or more units. Most of Encinitas is zoned R-5 or less. So lots of les than about an acre can only be subdivided at mid-range density.
DeleteHowever, as the owners of these larger parcels (or their estates) cash in for the maximum they can get the buyer is likely to develop them for his maximum profit.
There are a lot of 1-2 acre properties in Encinitas and so most infill is going for Density Bonus. No more avocados, no more flowers, no more horses. Just small developments changing the character of Encinitas.
7:16,
DeleteDensity bonus is extremely likely on all the new sites. Look at all the recent multi-unit developments in Encinitas. They're all, or almost all, density bonus. It's obviously much more profitable for developers, so the default is to go density bonus.
Density bonus doesn't really apply to built-out single-family neighborhoods, unless someone were to acquire a number of contiguous properties and piece them together and tear down all the existing homes
Density bonus will most certainly be invoked on the up to 4,000 high-density sites, all of which weigh in at R30 minimum.
DeleteSorry, 7:16. Your attempts to minimize the sure part density bonus will play in developing Measure T sites smacks of City propaganda.
One of the reasons that density bonus is popular in Encinitas is it gets around the mid-range requirement in residential zones. About the only way to utilize the maximum density is to make it a density bonus project. The new HEU zones don't have the mid-range requirement so density bonus won't be as attractive. That's not to say it won't be used but there is a different calculation.
Delete4,000 high-density sites?
DeleteI don't get it. Encinitas is supposed to care about pollution.
ReplyDeleteYet everyday the City Manager and City Council let the police not enforce the California Vehical Code Laws regarding modified straightpipes.
The C Hwy. sounds like a fricken open pipe drag strip half the day.
When will City Council wake of listen to the sound pollution and direct the City Manager to direct the Police Lt. to direct the sheriffs to begin ticketing for operating straight pipes on City Streets.
Its that fricken simple.
Wrong thread, dude. We have bigger problems.
DeleteUnless you want to talk about the pollution over 20,000 more cars per day will bring.
Councilmembers live in gated communities like Muir in Sandalwood far from the noise, so they just don't care about the decibel shattering cycle noise day and night now on 101. But they do care about building mixed-up use monstrosities to sustain their pensions. I think they call it selfishness.
DeleteI agree. The City Manager and City Council have allowed this city to become the Daytona of the west coast. WTF?
ReplyDeleteHave cops issuing tickets on Hwy101 and not wasting time on bikini patrol. On Sunday afternoon alone, they could issue several hundred tickets in just a few hours.
City Council- Please direct the City Manager to start enforcing the existing California Vehicle Code Laws and start ticketing straight pipes!!!
Its that simple.
Not that simple.
DeleteThe law isn't subjective. The police need expensive equipment and training on how to test and document the noise level. Even then, the ticket can be thrown out pretty easily if there was background noise.
Simply replacing the OEM muffler isn't automatically illegal.
It sucks, but the police don't have good tools available.
It that simple. 2:08 responseis the BS that the lazy cop Union boys tout which is a total mistruth.
DeleteHere is the truth - https://www.google.com/amp/s/rickeyholtsclaw.wordpress.com/2016/03/10/the-truth-about-loud-motorcycles-the-police-wont-or-cant-tell-you/amp/?client=safari
The city manager needs to direct the slough offs to ticket straight pipes in Encinitas!
It's that simple!!
Thank you for that excellent article.
DeleteI learned a lot about the vehicular noise law.
IN TEXAS.
Ron donut man,
DeleteThe same applies in CA
The city manager needs to get on the lieutenants butT.
Compare the rate of Encinitas Sheriff's and against Carlsbad traffic police . Tell the public the results . City Council should agendize the item
Does anyone have an example where the city allowed an extra floor as a density bonus. All the density bonus projects I know of have gotten increased density and relaxation of setback type rules, but not an additional floor. I'm not saying that an extra floor is not possible under the state guidelines but I want to know if this has ever happened. If it has, and will, then is there a possibility of 4 story mixed use along 101 in Leucadia and Old Encinitas?
ReplyDeleteAs we read the HEU it seems to set a limit on "max avg SF" and also 3rd story setbacks and this, coupled with a maximum number of units allowed under DB makes it not necessary to go higher than 3 stories.
DeleteThere's also a public safety issue. The Fire Department is not equipped to handle higher than 3 stories and they would want new equipment and firehouses to handle higher rise.
So the big issue is mostly that Cardiff could be waivered for 3 story mixed use condos and the developer would out-lawyer the city.
2:44 actually under Mark Muir the fire department bought a 5 story ladder truck in the 2008-2010 time period. This was shortly after Pat Murphy the former planning director met with Sandad and agreed to up-zone the El Camino Real corridor
DeleteAre you sure the motive wasn't the capability to hoist Muir to the roof of In N' Out so he could whiff the cooking fumes?
DeleteI have noticed a new voice popping up on some threads lately that pushes the Up Yours Encinitas Hosing Plan and campaigning that supports the repugnicans. Could this be Kristins very own Joe Rosa, if that is his correct name?
ReplyDeleteSeveral references to national campaigns sound like a tea party mindset. We may have a skunk in our midst. What a perfect match for this stinker of a housing plan, and for that matter, a stinker of candidates to choose from.
Jeff Murphy talked about how choices for the HE were either up or out. However, this plan seems to apply both up and out to maximize developers' profit with no regard to how this will affect others. Vote NO!!
ReplyDeleteThere are a number of skunks who support this plan starting with City planners.
I noticed that there was going to be a presentation given by developers where they talk about the Housing Element with the explanation, "It's not that simple"
ReplyDeleteSince developers and city employees are the ones who stand to gain financially, it actually is very simple! They want to make as much money for themselves as possible. Many don't even live in this city, so they view our city as a revenue stream and not a place that they love like residents who call Encinitas home.
The part that is complicated is why they sue The City of Encinitas when there are other places that they could also sue.
3:53 Agreed.
ReplyDeleteThe upcoming forums provides by Barths' Engage Encinitas operators have chosen a real estate developer and Keith Harrision, gawd spare us any more of his Soviet chic style designs, and a third person that I can't recall at the moment.
ReplyDeleteIt doesn't matter. What matters is that these Engage Encinitas forums are and will be supporting the Up Yours Encinitas Hosing Plan. That alone, makes them and their efforts to try to sway public opinion into accepting the hosing plan impotent.
How Barth can think she holds any relevancy is left to her own imagination. We will never forget how she lied and tried to defeat Prop A, among many other poor choices she made that went against campaign promises she made and broke without any consideration for her once supporters, including myself.
Don't buy into anything she is selling. Just look at who she chose to participate in these forums and ask yourselves, what exactly is she selling? It surely isn't a vote to defeat "Measure T". That alone is enough to discount any value in these events.
If I am wrong in any of these assumptions, I welcome any correction. Bring it on, fellow citizens.
Socialist views, Communist designs, Enrage Encinitas forum. Your assumptions look correct.
ReplyDeleteYou can't fixed a rigged system by electing and listening to the people who rigged it.
ReplyDelete