HomeMy WebLinkAbout1979-03-06; City Council; 5773; Selection of a consultant for Housing Element- . &
CITY OF CARLSBAD
Initial
AGENDA BILL NO: <3~'7r7J3 Dept. Hd. /s/
DATE: March 6, 1979 ' Cty* Atty —^
Cty. Mgr. /s/ '
DEPARTMENT: Planning
SUBJECT:I,
Selection of a consultant for the Housing Element pA-^ \
of the General Plan. £» r
*
Statement of the Matter
Section 65302(C) of the.Government Code requires all cities to
meet the new State Department of Housing and Community
Development Department's "Guidelines" for the required adoption
of the Housing Element of the General Plan. The Guidelines
require that San Diego area cities have an adopted Housing
Element which meets these "Guidelines" by October 1, 1979.
Council has budgeted $20,000 (1978-1979 fiscal) for hiring a
consultant. On January 11, 1979, staff distributed requests-
for-proposals (RFP attached) to five consulting firms. By
the deadline for receipt of proposals on February 9, 1979,
staff had received three proposals as follows:
Duncan & Jones, Berkeley
Margaret Goldstein, San Diego
Castenada, Berg & Associates, Brea
Staff has reviewed each of the proposals (outline attached) and
held interviews on February 20, 1979. Based on a superior
interview, a strong housing background, the lowest bid, and
consultant availability, staff is prepared to make the following
recommendations.
Exhibits
City Council Resolution No.c^f^, with attached agreement and
proposal.
Memorandum to Housing Element Interview Committee, dated 2/16/79
Recommendation
Staff recommends that the City Council adopt the attached
resolution authorizing the Mayor to enter into an agreement
with Margaret R. Goldstein for the preparation of the Housing
Element of the General Plan and the accompanying EIR.
Agenda Bill #5773 Page 2
Council Action:
3-6-79 Council adopted Resolution No. 5698, approving an agreement
with Margaret R. Goldstein for the provision of compensation
of services to provide a Housing Element of the General Plan
and an accompanying EIR.
February 16, 1979
TO:
FROM:
RE:
Housing Element Interview* Committee
James C. Hagaman, Planning Director
Jack Henthorn, Redevelopment Coordinator
Charles Grimm, Assistant Planner
Consultant RFP
Due to the size and amount of material contained in the proposals,
I felt it was necessary to summarize and compare the information
provided by the three consultants. Below is a chart which compares
the consultant responses to certain items listed in the City's RFP.
Attached is a summary in outline form of each consultant's program.
The problem I've encountered in reading the three proposals is that
it is difficult to compare the material because it is so similar.
The reason for the similarity being that all three consultants used
the BCD "Guidelines" and "Manual" to prepare their proposals. You
will note from the outlines that individual approaches are slightly
different but the material covered will be basically the same. After
reviewing this material it becomes evident that the interview will
be the most important criteria for consultant selection.
CONSULTANT
COMPARISON
MATRIX
Proposed fee
Meetings with
Housing Committee
Public Hearings
Housing Element
Time Frame
EIR time frame
Met requirements
of the RFP
GOLDSTEIN
$13,500
6 plus- 2 open
meetings
Z
March to
October
sctr>-ve.
Yes
CBA
$17,550
5
Z not clear
March to
October
not clear
Yes
DUNCAN AND JONES
$20,000
4 plus 2 P.C. and
CC joint workshops
3
March to
Mid August
August to Mid
November
Yes
CG: jd
GOLDSTEIN - PROPOSAL FOR HOUSING ELEMENT
March 10 - April 10 THE HOUSING PROBLEM
-Data gathering
.1975 census
.La Costa census
.CPO population estimates
.Owner renter MIY
.Incomes
.Housing condition
.Special needs
.Vacancy votes
.Housing costs
HOUSING NEEDS ASSESSMENT
-Determine future market rent need
-Current rental need determined by examination of
.affordability
.overcrowding
.habitability
.replacement standards
.special needs
-First Housing Committee meeting
April 10 - May 10 DETERMINE MARKET CONSTRAINTS
-private sector
-government
.zoning
.fee
.land use
-Determine Carlsbad fair share allocation
.3 year non-market needs assessment
-Determine market rate, current and future
based on
.household formations
.growth
.life style changes
.employment
May 10 - June 10 THE HOUSING PROGRAM
-Development of goals policies and priorities
-Review existing programs
May 10 - June 10 -consistency with Carlsbad General Plan
-LCP considerations
-Environmental standards
-Third Committee meeting - goals
policies and priorities
June 10 - July 10 EXISTING PROGRAMS AND GAPS IN PROGRAMS
-section 8 programs
-Block grant funds
-New programs
.Preservation and rehabilitation
.Adequate site
.Fair-marketing agreement
.controlling cost of new construction
-Fourth Committee meeting
July 10 - August 10 REGIONAL AND ENVIRONMENTAL REVIEW
-Environmental review
-Local coastal program
-Regional role and relationship
-Fifth committee meeting
August 10 -September 10 REDEVELOPMENT OF PRELIMINARY DRAFT
-Sixth Committee meeting
Sept. 1 - Sept. 10 -Preliminary draft
Sept. 1 - October 1 -Revisions public hearings and City approvals
CBA
Mid March - Mid April PHASE I - HOUSING POLICY
-Identify state laws
.influencing goals and needs
-Federal law
-Background paper 25 copies
-Meeting with Housing Committee
Mid April - Mid May PHASE II - HOUSING NEEDS
-Assess Housing Needs
.define geographical areas
.analysis of background information
.unmet housing needs
.documentation of data sources
.need forecasts
-Overcrowding
-suitability/habitability
-special needs determination
-fair share allocation
-project housing needs
.market rate housing
-Identify market and governmental constraints
.housing cost factors
.price distribution
.site availability
.neighborhood improvement constraints
-summary paper given to Committee
Mid May - Mid June PHASE III - LOCAL GOALS, POLICIES AND PRIORITIES
-state priorities
-alternative implementation actions
-strategies
.site selection
.structure types
-program determination for each site
-methods
.revision of land use controls
.preservation
.preserving affordability
.neighborhood stability
-committee questionnaire
Mid. June - Mid July PHASE IV - DRAFT HOUSING ELEMENT
-consistency with entire General Plan
-regional consistency
-public participation
-prepare update process
.data base management
.program evaluation
.annual housing statement
-prepare draft element
-committee meeting for public
input on draft
-public hearings
Mid July - End of August PHASE V - FINAL DRAFT
-Draft EIR
-State review
-Final EIR and element
Second Week September -Community Input
Mid September -Public hearings
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DUNCAN AND JONES - PROPOSAL FOR HOUSING ELEMENT
March - Mid April
Mid April - Mid May
Late April - Mid June
Mid June -September/
October
PHASE I - IDENTIFY HOUSING NEEDS
-Analyze census information
-trends in population and construction
-market information
-special needs
-current housing supply analysis
-analyze housing demand
-define geographic areas
-units needed
.price
.type
-future demand
-data collection, field survey
-community service requirements
-report summary of findings to be reviewed by
committee
PHASE II - HOUSING IMPLEMENTATION RESOURCES
-inventory of laws and financing
-evaluate current programs
-restraints
-site location
-report reviewed by Housing Committee
PHASE III - DEFINE GOALS, POLICIES AND STRATEGIES
-inventory local goals and policies and
evaluate:
.land use
.growth management
.socio-economic factors
-strategies for fulfilling goals
-evaluate environmental, fiscal and social impacts
-report summary to be reviewed with Committee
PHASE IV - FORMULATE HOUSING ELEMENT
-Incorporate Phase I findings
-Refine goals based on Committee input
-Outline on implementation program
-Meeting with Committee
-draft EIR - final draft element
-public hearings
1200 ELM AVENUE 11 }&Y . i \ TELEPHONE:
CARLSBAD, CALIFORNIA 92008 . V -W?-W fi'M (714)729-1131
Citp of CarUffiab
January 11, 1979
REQUEST FOR PROPOSALS
HOUSING ELEMENT
YOU ARE INVITED TO SUBMIT A PROPOSAL TO THE CITY OF CARLSBAD
FOR CONSULTING SERVICES CONSISTING OF THE REVISION OF THE
HOUSING ELEMENT OF THE CARLSBAD GENERAL PLAN.
BACKGROUND
Carlsbad is a rapidly growing City with a population ap-
proaching 31,000. It is located on the northern coast of
San Diego County, 25 miles north of downtown San Diego and
is bordered by the City of Oceanside on the north and Vista
and San Marcos to the east. Carlsbad has a land area of
28.6 square miles and has a projected 1995 population of
63,860.
Carlsbad is a general law city and has a Council Manager
form of government. The City has a Redevelopment Agency and
is one of only two cities in San Diego County which has its
own housing authority. The City is currently utilizing
funds from section 3 and section 23 federal assistance'
programs. The City is also using HCD Block Grant funds,
received through the County, in the downtown area.
Carlsbad has a well balanced combination of industrial,
commercial ,and residential development including a. large
regional shopping center, an auto retail center with six
dealerships, a large industrial park and a busy regional
airport. The City also contains three lagoons, extensive
tomato and flower fields, and large tracts of undeveloped
land.
AVAILABLE INFORMATION AND RELATED POLICY
The following census data is available to the consultant
at the Carlsbad Planning Department: 1970 Fectercil Census;
1975 Special Census; 1978 Special Census, La Costa area.
The City is considering adopting a Senior Citizen
Housing Ordinance which would encourage the development
of housing for the elderly by allowing increased density
and reductions in parking.
The City Council recently placed conditions on a Master
Plan which requires the developer to develop a low and
moderate income housing program in accordance with the
Housing Element of the General Plan. Such a program
will be subject to the discretion of the Council.
In November of 1978, Carlsbad voters turned down an
Article 34 referendum which would have allowed the use
of City funds for low income housing.
SCOPE OF CONSULTANT SERVICES REQUIRED
The consultant shall prepare a Housing Element which is
acceptable to the City and pursuant to all applicable State
laws and which conforms to the latest Housing Element Guide-
lines as established by the California State Department of
Housing and Community Development.
In preparing a proposal, you should.address yourself to, and also
agree to:
1. Preparing a document that meets the State Housing Element
Guidelines as directed in the Housing Element Manual
prepared by the Department of Housing and Community
Development and in the latest General Plan guidelines as
provided by the Office of Planning and Research (Feb. 1979).
2. Provide the required document that will meet the require-
ments of the California Environmental Quality Act and
the Carlsbad Environmental Protection Ordinance of 1972.
3. Meeting the State of California mandate by having an
adopted (revised) Housing Element by October 1, 1979.
4. The submittal of a proposed course of action for the
consultant including a time table showing target dates
for major steps in the project.
5. That the Housing Element be consistent with current LCP
regulations and implementation plans.
6. That the Housing Element should be designed so that the
information it contains can be easily updated upon the
receipt of new data or census information (with text
explaining how to do so).
7. Address issues of local concern; identified through
citizen and staff input.
ORAL PRESENTATIONS AND MEETINGS
The consultant shall be prepared to meet regularly with City
staff during the course of the required work. Attendance of
two to four public hearings will be required and the proposer
should discuss how the consultant will receive public input
(number of meetings, etc.).
DELIVERABLE ITEMS
For purposes of staff and committee review, the consultant
shall prepare 20 copies of a preliminary draft.. Following
City approval the consultant shall deliver 50 copies of the
final draft to the Planning Department.
PERSONNEL, QUALIFICATIONS AND REFERENCES
Please submit with your proposal a brief description of the
qualifications of the consultant. Special qualifications
related to this particular project should be noted. The
qualifications of the persons actually carrying out the
project should also be listed along with the percentage of
the completed product that each person'will contribute.
The consultant shall provide a list of five former or current
clients (with addresses and phone numbers) for whom the con-
sultant has performed work similar to that described in the
request. .
AUTHORIZATION
1. The proposal and bid shall be signed by an official
authorized to bind the proposer and shall contain a
statement to the effect that the proposal is a firm
offer for at least a 60-day period.
2. The proposal should contain a statement that all work
will be performed at a "not-to-exceed" contract price,
which will become fixed upon completion of contract
negotiations.
EVALUATION CRITERIA
Criteria for Proposal Acceptance;. Primary regard will be given
to the technical competence and creative ability of the
consultant as demonstrated in the proposal. The ^general
aptness of the proposal will also be considered. -+Ti\e City
reserves the right to reject all proposals if the^ are inappro-
priate or inadequate.
Evaluation shall be based on staff analysis of the proposals
submitted. The evaluation shall consider the experience of
the firm and its staff, proposed study program, proposed com-
pletion schedule, ability to work with City staff, and other
information which may be considered significant.
Review Process; Following staff review, those consultants
whose proposals are judged to most closely match the City's
needs may be invited for interviews. Final consultant
selection will be made by the City Council.
Contract Date: It is anticipated that a selection will be
made and contract prepared within four weeks following receipt
of proposals.
ADDITIONAL INFORMATION
This Request for Proposals does not commit the City to
award a contract, to pay any costs incurred in the preparation
of the proposal to this request, or to procure or contract for
services or supplies. The City reserves the right to accept
or reject any or all proposals received as a result of this
request, to negotiate with any qualified source, or to
cancel in part or in its entirety, this Request for Proposals,
if it is in the best interest of the City to do so.
SHOULD YOUR FIRM WISH TO SUBMIT A PROPOSAL PLEASE INDICATE
YOUR INTENTIONS TO DO SO IN WRITTEN FORM (AS ABOVE), BY
JANUARY 26, 1979. FINAL PROPOSALS ARE DUE IN TRIPLICATE,
ON FEBRUARY 9, 1979.
The consultant should be prepared to attend an interview
with the City on February 20, 1979. Please contact Charles
Grimm, at (714) 729-1181, should you have any questions.
Sincerely,
•^^Ti^*^***'5'
X/JAMES C.
/ / PLANNING DIRECTOR
JCH:CG:ms
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GENERAL PLAN AND AN ACCOMPANYING EIR.
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RESOLUTION NO. 5698
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF CARLSBAD, CALIFORNIA, APPROVING AN AGREEMENT
BETWEEN THE CITY OF CARLSBAD AND MARGARET R.
GOLDSTEIN FOR THE PROVISION OF COMPENSATION
OF SERVICES TO PROVIDE A HOUSING ELEMENT OF THE
The City Council of the City of Carlsbad, California, does
hereby resolve as follows:
1. That that certain agreement between the CITY OF CARLSBAD
and MARGARET R. GOLDSTEIN for the provision and compensation of
consulting services to provide a Housing Element of the General
Plan of the City of Carlsbad and an accompanying Environmental
Impact Report, a copy of which is attached hereto as Exhibit "A",
and made a part hereof, is hereby approved.
2. That the Mayor of the City of Carlsbad is hereby
authorized and directed to execute said agreement for and on behalf
of the City of Carlsbad.
PASSED, APPROVED AND ADOPTED at the regular meeting of
the City Council of the City of Carlsbad, California, held on the
6th day of March , 1979, by the following vote, to
wit:
AYES:' Councilmen Packard, Skotm'cki, Anear, Lewis and
NOES: None
ABSENT: None
Counci1 woman Casler
ATTEST:
RONALD C. PACKARD, Mayor
*. X*. OJ^>^1LETHA L . RAUTENKRANZT City Cl drkcr
(SEAL)
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AGREEMENT
THIS AGREEMENT made and entered into this day of
March, 1979, between the City of Carlsbad, a political subdivision
of the State of California, hereinafter referred to as the "City"
and Margaret R. Goldstein hereinafter
referred to as the "Consultant".
WITNESSETH
WHEREAS, the City is required by Section 65302 (c) of the
Government Code to provide a Housing Element for the General Plan
which meets the requirements of the "Housing Element Guidelines"
as revised by the State Department of Housing and Community Develop-
ment in November of 1977, and
WHEREAS, the Consultant has the qualifications to prepare the
required Housing Element, and
NOW., THEREFORE, in consideration of their mutual covenants
and conditions, the parties hereto agree as follows:
I. DUTIES OF THE CONSULTANT
a. The Consultant shall (1) provide the City with a
Housing Element to the General Plan which meets the State Housing
Element Guidelines as directed in the Housing Element Manual pre-
pared by the State Department of Housing and Community Development;
(2) provide the document that will.meet the requirements of the
National Environmental Protection Act, the California Environmental
Quality Act and the Carlsbad Environmental Protection Ordinance;
(3) provide a Council adopted Housing Element by October 1, 1979;
(4) provide a document which is consistent with the California
State Coastal Act of 1976; (5) provide a document so designed
that the information it contains can be easily updated upon the
. as the Redevelopment Area; (2) provide 20 copies of a preliminary
receipt of new data.
b. The Consultant shall also (1) make a field survey
of existing housing conditions in the portion of the City adopted3
_ draft Housing Element for review; (3) attend at least five (5)o
meetings with a Council appointed advisory group; (4) attend at
D
„ least two public hearings; (5) provide 50 copies plus a repro-
ducible master of the final draft Housing Element and Environmentalo
Impact Report.
c. The Consultant will proceed with the project in a
• manner described in the Consultant's proposal (Exhibit A attached)
and will meet the time frame and provide the documents and informa-
tion proposed in said Exhibit A. Upon completion of the project•LO
the City may request technical assistance from the Consultant in
responding to comments on the draft EIR.15
_- II. DUTIES OF THE CITY16
a. The City will make payment to the Consultant as
provided for in this agreement.18
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b. The City will make available to the Consultant any
documents, studies, or other information in its possession related
to the proposed project.
c. The City will review the Preliminary Report presented
by the Consultant within ten (10) working days of their receipt
and make written comments to the Consultant within this time period.
d. The City shall provide the Consultant with copies
of all written comments received on the draft Environmental Impact
Report subsequent to public notice that the draft Environmental
Report has been filed and is available for public review.
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III. TERMINATION OF AGREEMENT
The City may terminate this agreement at any time by giving
written notice to the Consultant of such termination and specifying
the effective date thereof, at least fifteen (15) days before the
effective date of such termination. In that event, all finished
or unfinished documents and other materials prepared pursuant to
this agreement shall, at the option of the City, become its property
In the event of termination, the City will pay Consultant for
all work completed to the effective date of such termination, based
upon Consultant's regular hourly rates and cost of materials.
IV. RELEASE OF INFORMATION BY CONSULTANT
Any reports, information or other data, prepared or assembled
by the Consultant under this agreement shall not be made available
to any individual or organization by the Consultant without the
prior written approval of the City.
V. PUBLICATION, REPORDUCTION AND USE OF ENVIRONMENTAL
IMPACT REPORTS AND OTHER MATERIAL
The City shall have the unrestricted authority to publish,
disclose, distribute and otherwise use in whole or in part, any
reports, data, or other materials prepared under this agreement.
VI. PAYMENT
The Consultant shall be paid a total sum of thirteen thousand
and five-hundred dollars for work necessary to carry out
the requirements of this agreement. The Consultant shall be paid
thirty ^30%) percent of the above fee within fifteen (15) days after
receipt of the invoice upon City acceptance of a Housing Needs
Report due within five (5) weeks of contract execution. The
Consultant shall be paid an additional twenty (20%) percent of the
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above fee within fifteen (15) days after receipt of the invoice
upon City acceptance of a Goals and Policies Program due within
fifteen (15) weeks of contract execution. The Consultant
shall be paid twenty (20%) percent of the above fee within fifteen
(15) days after receipt of the invoice upon submission of the
Draft Housing Element and EIR. The Consultant shall be paid ten
(10%) percent of the above fee within fifteen (15) days after
receipt of the invoice after staff review of the Final Housing
Element and EIR. The Consultant shall be paid ten (10%) percent
of the above fee within fifteen (15) days of City Council approval.
The Consultant shall be paid the final ten (10%) percent of the
above fee within fifteen (15) days after notification of HCD
approval.
VII. TIME OF COMPLETION
The Consultant shall have a Council approved Housing Element
by October 1, 1979. The Planning Director may approve an extension
to this deadline providing that delays in the work were the
responsibility of the City of Carlsbad.
VIII. HOLD HARMLESS AND INSURANCE
The Consultant will indemnify the City against and hold it
harmless from all and any liability for damages on account of
injury to persons or damage to property resulting from or arising
out of or in any way connected with the negligent performance or
willful misconduct by Consultant of theAgreement and reimburse
the City of all costs, expenses and loss incurred by it in conse-
quent of any claims, demands and causes of action which may be
brought against it by a person other than the City arising out of
the negligent, alleged negligent performance or wilful misconduct.
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by Consultant- of this Agreement. It is understood that this hold
harmless provision shall not apply to any claims, demands, costs,
expense (including costs of defense), liability, causes of action,
or judgment which occur by reason of the negligence, alleged
negligence, or willful misconduct of the City or the City's agents,
servants, or other independent contractors who are directly respon-
sible to the City. The Consultants shall furnish the City with a
Certificate of insurance with the limits of at least $100,000.00
for bodily injuries on each occurrence.
IN WITNESS WHEREOF, the parties hereto have caused this
agreement to be executed as of the date and year first above
written.
CONSULTANT CITY OF CARLSBAD
Name
Title
Ronald C. Packard, Mayor
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Proposal for:
City of Carlsbad
for preparation of
A Housing Element to meet State of
California Housing Element Guidelines
(November, 1977); General Plan
Guidelines (February, 1979);
necessary documents to comply with
CEQA and Carlsbad Environmental
Protection Ordinance; and Local
Coastal Program Housing Requirements
Submitted by
Margaret R. Goldstein
Housing and Planning Consultant
1020 Cypress Way
San Diego, CA 92103
(714) 291-6155
The purposes of successful completion of the Carlsbad
Housing Element are several:
- A consensus framework for future development and
redevelopment of housing in Carlsbad which is
arrived at with input from all economic segments
of the Community.
- Satisfactory development of a housing element and
program which meets with approval from the State
Department of Housing and Community Development.
- A problem analysis and program outline which provides
the basis for future applications and funding of the
City under several programs such as:
- Housing subsidies from the state and federal
governments.
- Redevelopment or rehabilitation programs either
underway (CDBG rehab) or possible (SB99 funding).
- The basis for 701 planning assistance for the city.
- The provision of all necessary data for 6th year and
subsequent CDBG applications, i.e., HAP data.
- Policy and framework necessary to meet housing portions
of the Local Coastal Program as defined in Section 30213
of the 1976 Coastal Act.
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The preparation of a report which meets the requirements
of the California Environmental Quality Act including
public review.
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I. State Housing Element Guidelines as directed in the
Housing Element Manual (1 and 3 in RFP)
Meeting the requirements of the State's Housing Element
Guidelines adopted in November 1977 is a difficult and comprehensive
task. The requirements are more rigorous than ever before and
more demanding than any federal requirements whether for housing
elements, block grant funds, or 701 planning assistance. An «-
advantage of having an adopted element which meets the HCD
guidelines, however, is that it and the material it encompasses
can be used to meet requirements of other programs as well.
The following outline covers all the mandatory segments of
the Housing Element Program and indicates directions to be
taken, approach to development, problems foreseen and work
program necessary.
The Housing Problem. This section of the guidelines is divided
into three parts: data gathering, needs identification and
identification of constraints, to housing development.
Data. Most data needs both present and projected will be met
by investigation of existing sources including the 1970 and
1975 Census (and 1978 La Costa Census), the State Department of
Finance and regional estimates from CPO.
- Data gathered and analyzed from these sources will
include population, housing units, owner-renter mix,
incomes, condition, overcrowding and some special
needs data.
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- However, for some data other sources, particularly
ones specific to Carlsbad will need to be investigated.
- These include vacancy rates from San Diego Gas &
Electric and North County developers and apartment
groups, housing cost estimates from the Building
Contractors Association and those involved in North
County in particular.
- Both employment projections and housing site
possibilities must be developed in cooperation with
the Advisory Committee (see Citizen Participation) and
in consultation with City staff and development of the
Carlsbad General Plan.
Housing Needs. Preparation of material on housing needs will
be developed in the following manner:
- Fair Share Allocation. Work with CPO and state as
well as Advisory Committee to determine share consistent
with Carlsbad needs. Current and three year estimate
for non-market needs is suggested.
- Prospective/Future Market Rent Need. Much of this
material can be derived from Population/Housing
estimates although Advisory Committee, staff and other
Carlsbad plans will be important in determining
projections.
- Immediate/Current Need, derived after determining
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a'ffordability, overcrowding, habitability, replacement
standards and determining special needs. Much of this
can be gathered from census data but will need
guidance of Advisory Committee representing various
groups.
- Constraints.
Market - cost factors. Material developed from
private sector, particularly Carlsbad area.
Government - land use, zoning controls, fee structure
^ Article 34.
While constrains must be discussed in the report, later
program sections can deal with overcoming constraints.
Th e Hous ing Prog ram
The development of the Housing Program will build on
existing policies in Carlsbad as well as the development of
specific housing goals, policies, and priorities by the Advisory
Committee for the study. The consultant, staff and Advisory
Committee will also review existing programs, make evaluations
and review other new program possibilities in the following
areas:
- preservation of existing housing
- preserving affordability
- adequate sites
- accessibility - protection against discrimination
- new construction
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Both existing and intended programs to meet specific needs
will be reviewed according to the following outline:
- workings (locally for existing) (in other areas for
new)
- objectives
- responsibility
- evaluation
- future
Citizen Participation (7 in RFP)
Above and beyond the HCD requirements for citizen parti-
cipation continuing input will be necessary in order for the
Consultant to adequately identify issues of local concern.
I would propose the following program which would serve to
meet the HCD requirements, identify local issues, provide for
public input, give the plan greater community acceptance and
present varying viewpoints on problems and approaches to
solving them.
Committee should represent a cross-section of the comm-
unity, suggestions for membership could be presented by staff
and consultant, approval and comment by City Council. Comm-
ittee will meet six times with consultant and staff and have
representation at public hearings and Council meetings. The
following is an initial suggestion for make-up of the Comm-
ittee. It is possible that slot be listed and nominees be
made by Council. The HCD guidelines state "the housing element
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shall be developed through the decision making process which is
accessible to and directly involves all economic segments of
the Community. Effective public involvement requires that
citizens be kept informed as the housing element is developed
and be provided opportunities to review and comment on the
element as it is being prepared." Section 6468. The following
is a suggested committee, one representative from:
- housing finance industry
- housing construction industry
- human relations group
- major local industry
- major local retailing outlet
- senior citizens groups
- Chamber of Commerce
- environmental groups
- minority groups
In addition to the six scheduled meetings to assist in
the development of the Housing Element, the Committee would be
represented at all Council Meetings to discuss the program.
Lastly, two open hearings for the public will be held, one half
way through the program and another after completion of the
draft but before Council discussion. The Advisory Committee
will be present at these times to take public testimony.
Intergovernmental Coordination (7 in RFP)
An important part of the successful completion of a Housing
Element is the level of intergovernmental coordination that
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occurs during the preparation. Several important elements
must be included:
- Outlines of on-going work must be provided the State
BCD from the outset of the program. Early comment must
be obtained on the approach and progress. An HCD
representative should be invited to attend Advisory
Committee meetings.
- Ongoing work should also be discussed with HUD at
the outset to assure that any goals or programs
agreed upon by staff and committee are realistic
and consistent with HUD resources. A HUD representative
should be invited to attend Advisory Committee Meetings.
- Work outlines should be made available to the COG
(CPO) to obtain comment and to assure that any fair
share allocations by the COG are arrived at with
maximum participation from Carlsbad.
- Close contact must be maintained throughout the program
with the other cities in the sub-region, i.e., North
County and with developments in unincorporated parts
of North County. Appropriate special districts must
also be kept informed of the program. These agencies
would receive early copies of work program and outlines
and be invited to submit comments.
- Information and contact with local Carlsbad groups and
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interests will be done through the Citizen Participation
process. See section on Participation.
Update (6 in RFP)
The HCD guidelines require an update every 5 years. With
submission at the end of 1979, full scale update would not be
necessary until 1985. However, full scale update would be
practicable when all tabulations from the 1980 Census are
available to the City, probably late 1982 or early 1983. Update
should be carried out in the following manner.
Fixed items such as goals, policies and priorities should
receive annual brief review by Council to assure they are
still consistent with city policy. Evaluation of all
existing programs should be conducted on an annual basis
as well, as part of departmental program review. However,
update of data should be conducted only every 3-5 years.
Recommend first update 1982-83 when Census data is
available. Census will allow checking on important
variables such as:
Owner-renter mix
Minority population
Vacancy and turnover
Type size and age of structures
Condition and household size
Value of houses
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Rent-income ratio
Income, employment and transportation data.
Consistency with Other Plan Elements, Environmental Requirements
and the Local Coastal Program (2 and 5 in RPP)
- General Plan Elements
An important part of the consultant's work will be to assure
consistency of the Housing Element with other planning efforts
and requirements in Carlsbad. Consistency with the other plan
elements will be particularly important in housing projections,
site identification and program use indicated in the Housing
Element. This consistency will be assured by working closely
with the planning staff, having significant staff input in the
development of the program and probably having staff representation
at all Advisory Committee meetings.
- Environmental Requirements
The preparation of a housing element or any amendment to
a housing element constitutes a project under the requirements
of the California Environmental Quality Act. At the very
minimum an initial study must be conducted to determine if the
?
Housing Element may have significant effect on the environment.
This initial study and the probable resulting EIR should be
developed with close cooperation from Carlsbad's Environmental
Review Board. The ERB will be kept aware of the development
of the Housing Element to gain their input on the possibilities
of negative declaration or full EIR.
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- The Local Coastal Program
The development of a complete and approved Housing Element
would provide the necessary documentation to meet the housing
portion of the Local Coastal Program. Section 30213 of the
1976 Coastal Act states that a prime method for review of the
housing portion of the LCP will be "...the adoption of housing
standards, policies and goals in accordance with subdivision
(c) of Section 65302 of the Government Code." (Housing Element
Guidelines)
II. Schedule, Proposed Course of Action, Time-Table
Assuming starting date of March 10, and draft completion
date of September 10 in preparation for October 1 adoption,
program (3 and 4 in RFP)
Month I
3/10-4/10
Month II
4/10-5/10
Problems and Needs
Consultation with staff. Selection and
Appointment of Advisory Committee by staff
consultant and council. Development of Data
for Housing Problem; work on data for housing
needs.
* 1st meeting with Committee to discuss housing
problems and needs.
Discuss Market and Government Constraints to
Provision of Housing
Work with CPO and State of California to
determine Carlsbad share of any "Fair Share
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Month III
5/10-6/10
Month IV
6/10-7/10
Allocation" for below market needs.
Estimate current and future below market needs
taking into account affordability, habitability,
replacement needs.
Estimate current and future market rate demand
based on household formations, growth, life
style changes, employment growth and changes.
Determine Special Needs Groups: Elderly,
minorities.
* 2nd meeting with Committee to discuss market
demand and below market needs.
The Housing Program
Goals, Policies, and Priorities for Carlsbad
Housing Program
Determine consistency with Carlsbad General Plan,
LCP submissions, environmental standards.
* 3rd meeting with Committee on Goals, Policies
and Priorities consistent with Carlsbad's other
planning efforts and requirements.
Existing Programs and Gaps in Programs
Objectives, evaluation and future of Section 8
existing and new construction in Carlsbad.
Objectives, evaluation and future on use of
CDBG funds for housing related programs.
Program types to be analyzed.
- Preservation and Rehabilitiation
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Month V
7/10-8/10
Month VI
8/10-9/10
9/1-9/10
9/1-10/1
- Adequate Sites
Sites for public development consistent
with G.P. and other planning efforts.
Sites may be made available to non-profit
groups or to limited profit gropus within
guidelines of Article 34
- Accessibility
Anti-Discrimination HUD-BCA Voluntary
Fair Marketing Agreement
- Controlling Cost of New Construction
Senior Citizen CUP used with possible
Section 8, inclusionary ordinances,
and others
* 4th meeting with Committee to discuss Program
Review.
Discussion of Environmental Review, Local Coastal
Program, Regional Role, Relationship to other
North County Areas and Special Districts
* 5th meeting with Committee to discuss regional
and subregional role and environmental review.
Development and Review by Committee of
Preliminary Draft
* 6th meeting with Committee.
Preliminary Draft
Revisions, Public hearing, and City Approvals.
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III. Qualifications/ Consultant Time and References
Qualifications
Margaret R. Goldstein
1966
1969-71
1971-78
1974
1975-78
1978-79
Masters of City & Regional Planning,
University of Pittsburgh.
General Plan Division, City of San Diego;
Major responsibilities for drafting the Housing
Element addition to the General Plan of the
city; participated in work on the General Plan
elements and on several Model Cities projects.
Developed the housing program for the San Diego
Area Council of Governments, first under County
auspices and then as an independent agency
supported by all local governments.
Regional Housing Plan adopted by all San Diego
local governments.
Implementation of policies in regional plan
including allocation formula, site acquisition
program, housing authority membership, block
grant program, review of assisted housing and
fair marketing agreements in cities.
Independent consultant including:
- Rent Control/Condo Conversion Study conducted
with Advisory Committee from all San Diego
local governments (under contract to CPO)
- Assistance to and review of Local Coastal
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Programs (housing portion) for cities in
three California counties including San
Diego County (under contract to HCD, State
of California).
Consultant Time
Assuming a starting date of approximately March 10 and a
draft completion date of approximately September 10, I would
spend approximately 80% of my time developing the element,
working with the committee and preparing other materials to
comply with all state mandates. Most work would be performed
directly by the consultant. Some data gathering and computation
may be performed by an assistant but always with my direct
supervision. Consultant work and contract would continue
through draft revisions, council adoption, and state review
and approval, although at lesser than 80% level.
References
Name & Title
Stuart Shaffer
Director, Land Use &
Public Facilities
M. David Smith, Chief
General Planning
Clarence Pendleton
Exec. Director,
San Diego Urban League
John Atha
Community Assistance
Dept. of Housing &
Community Development
Address Phone
CPO 236-5370
1200 3rd Avenue
San Diego 92101
City of San Diego 236-6460
202 C Street
San Diego 92101
San Diego Urban League 263-3115
4261 Market Street
San Diego 92102
HCD
921 10th St.
Sacramento, CA 95814
(916) 445-4725
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Kathy Jesch Planning Department 755-9313
Coastal Planner 201 15th Street
Del Mar Del Mar, CA 92014
IV. Authorization
This proposal submitted this 9th day of February, 1979
shall be a valid and firm offer for a period of up to 90
days. All work outlined in the proposal will be performed
at a contract price "not-to-exceed" $13,500 divided in the
following manner:
$12,000 Consultant services and time for
development of all work in proposal.
Method of payment tied to delivery of
products in conjunction with 6 months
course of action outlined in II.
1,500 Expense Account to be retained by City
if desired and charged against for
following services:
- Typing
- Printing
- Mailings
- Notices for Public Hearings
- Necessary out of county travel such
as to Sacramento. These expenses to
be paid only with presentation of
receipts.
T<.Margaret T<. Goldstein February 9, 1979
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