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Home My WebLink About1991-01-22; City Council; 10992; Inclusionary Program/Master Planned Communities1 . - CITY -,F CARLSBAD - AGEND,-@ILL rB # /< BYA TITLE: INCLUSIONARY PROGRAM FOR MASTER PLANNED COMMUNITIES ITG. 1-l 5-91 IEPT. PLN IECOMMENDED ACTION: ADOPT Resolution No. q/-a,& , establishing interim numerical requirements for including lower-income housing in individual master plans until final requirements are established in a revised Housing Element. The current Housing Element established a policy and action item requiring master and specific planned communities to provide housing opportunities for all income categories, including lower-income. To date, master plans have not included specific programs to assure this policy is implemented. In particular, master plans have lacked numerical commitments to providing housing which is affordable to low and very low income households. In order to make the required findings that master plans are consistent with the General Plan, it is necessary to remedy this situation. As part of the revisions to the Housing Element (now being undertaken by staff) new long-term goals for providing lower- income housing are being developed. Lower income housing will be developed by means of a range of housing programs. The inclusion of lower-income housing in master plans and specific plans is one such program. The attached report sets out staff's over-all recommended target for lower-income housing for the next five-year period. It also shows how master plans and specific plans (individually and in aggregate) would contribute an appropriate share of that target. At this time, Council is not being asked to adopt the overall lower-income housing program. This subject will be considered later in the context of the full Housing Element, scheduled for Council action next Spring. Instead, Council is asked to direct the Planning Department to use the recommendations attached hereto as interim requirements for use by master plans and specific plans until the new Housing Element is adopted. Establishing overall and individual interim requirements is necessary to facilitate the processing of new master plans and specific plans and amendments to existing master plans now pending in the Planning Department. Without interim requirements, 1) these applications would need to wait for the adoption of the new housing element, or 2) the City will need to negotiate individual, numerical requirements without the context of a comprehensive approach. . PAGE 2 OF AGENDA BILL NO. id, q9’a) I FISCAL IMPACT There is no fiscal impact for this action. A fiscal impact analysis will be prepared on the overall Housing Element and its individual implementing programs. ENVIRONMENTAL IMPACT None with this action. Individual master plans will be subject to individual environmental review. EXHIBITS 1. City Council Resolution No. v- 22 2. Staff Memorandum to the City Manager dated December 20, 1990 RESOLUTION NO. 91-22 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD, CALIFORNIA, IMPLEMENTING ACTION ITEM IV-7 OF THE CITY'S HOUSING ELEMENT REQUIRING RENTAL LOWER INCOME HOUSING BE PROVIDED IN ALL MASTER AND SPECIFIC PLANNED COMMUNITIES. WHEREAS, the City of Carlsbad has established goals and policies for development and land use as part of the General Plan for the City of Carlsbad; and WHEREAS, the Housing Element, a part of the General Plan, contains policies and goals to provide a variety of quality housing types suitable to the economic means and living styles of all identifiable segments of the population, including households of lower-income; and WHEREAS, it is a policy of the Housing Element to require a portion of master and specific planned areas be utilized for housing which helps meet Carlsbad's identified share of the regional housing needs, but said policy currently lacks numerical objectives; and WHEREAS, revisions to the Housing Element, now in preparation, will establish numerical objectives for the production within individual master and specific plans of housing affordable to low and very low-income households; and WHEREAS, on June 26, 1990, the City Council did adopt interim objectives, promulgated originally in the "Regional Housing Needs Statement 1995-1996", to produce a minimum of 6,273 total new housing units ("regional share") and to assist in providing affordable housing to an additional 1,125 lower-income households ("fair share") in the period 1991-1996; and WHEREAS, the City desires to meet its fair share 1 2 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 commitment to lower-income households, through a variety of housing programs, which programs include requirements for the provision of lower-income housing as part of all Master and Specific Planned Communities. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Carlsbad, California, as follows: 1. That the above recitations are true and correct. 2. That the City Manager is hereby directed to develop and implement, until such time as the City Council adopts a revised Housing Element containing a permanent program, an interim inclusionary lower-income housing program in each master plan and specific plan, said programs to require that a minimum of 15 percent of the total approved dwelling units upon project build-out and 15 percent of all dwelling units approved through July, 1996 shall be rental units affordable to households of low or very low income. PASSED, APPROVED AND ADOPTED at a regular meeting of the City Council of the City of Carlsbad, California, on the 22 day of January I 1991 by the following vote, to wit: AYES: Council Members Lewis, Kulchin, Larson, Stanton and Nygaard NOES: None ABSENT:NO~~ ABSTAIN: None. DECEMBER 20, 1990 TO: CITY MANAGER FROM: Housing Task Force INCLUSIONARY HOUSING PROGRAM Backuround The current housing element has a policy which requires master and specific planned communities to set aside a portion of their dwelling units to be affordable to households with "low" and "very low" (defined terms) incomes. The goal of providing 567 units of lower-income housing in the 1985-1990 period, as targeted in the current housing element, fell short by almost 40%. A previous numerical objective of 150 units through an inclusionary program with master and specific planned communities has not been reached due to a lack of an implementable program. The new housing element will have a lower-income fair share goal twice as large as the previous element. Housing programs such as Section 8, the use of redevelopment set-aside money and other City-initiated housing programs will, if fully implemented, achieve much less than half of the new fair share goal. The remaining units will need to come from private sector housing projects, and, in particular, from the master and specific planned communities. Allocation Process The inclusionary program will require both annual and buildout objectives as most communities will be builtout over 5 to 20 years. All master planned and specific planned communities will require a minimum 15 percent of total units developed to be affordable to lower income households. The figure of 15 percent was based on current housing projections and Carlsbad's fair share lower-income requirement as indicated by the SANDAG "Regional Housing Needs Statement 1991-1995". The 15 percent will be assessed against all remaining units in existing planned communities and on the approved zone plans or master planned buildout numbers for those communities yet to be built. Authority for Inclusionarv Prosram Under State general plan law, subdivisions or discretionary entitlements may be approved only if they are found to be consistent with the general plan. Implementing tools such as zoning, specific and master plans as well as any development plans, shall be consistent with each element of the General Plan including the policies, objectives, and programs set out in the Housing Element. CITY MANAGER December 20, 1990 Page 2 To date, most master and specific planned communities have included only general language or provisions addressing obligations for affordable lower-income housing, but have not included specifics. It is now time to set out specific objectives and implementing mechanisms to assure the obligations are met. A permanent program will be proposed as part of the revised Housing Element, now being prepared. In the interim, staff recommends adopting a set of temporary objectives for inclusion of lower-income housing in master and specific plans. Staff has made an evaluation of the City's current housing programs and estimated, consistent with local, state and federal resources, the amount of lower-income housing that could be developed in each of the different programs over a 5 year period. These programs are included in Table 1 titled "Housing Program Production 1990-1995." The upper portion of the table sets out five programs. The number of units that staff feels realistically could be produced under these programs would be 625 units. The lower portion of Table 1 shows a five-year goal for each master/specific planned community, based on its expected phasing over a 5-year period. For master plans without entitlements this target is based on staff's best estimates or data from the Local Facilities Management Plans. The total number of lower-income units that staff recommends be required of each master plan over the total phasing and buildout is shown in Table 2. Staff's recommendation is to require 15% of all approved units (both overall and in each development phase) be affordable to low and very-low income households. An exception would be those partially completed communities, such as Calavera Hills and La Costa, which would have a requirement only on units yet to be built in those respective master plans. Should all programs meet their minimum goals, these programs for lower-income units would produce 1,480 units. This would be enough to meet the "fair share" minimum of 1,125, but fewer than the City's estimated housing need of 2,509 lower-income units for the 1991-1995 period. h CITY MANAGER - December 20, 1990 Page 3 Imaction An inclusionary program, requiring master planned areas to include low income housing would also mitigate several potential negative effects that may be of concern to the community. As master planned communities are being built in the predominately undeveloped quadrants of the City, an inclusionary programwould evenly distribute lower-income units throughout the City. This would avoid an undue concentration of lower-income units in any one quadrant of the City. Failure to equally distribute units throughout the City would force future housing programs either to use infill areas in the northwest quadrant, or, to retrofit units into previously developed master planned areas. Developing the lower-income units at the same time as market-rate units would assure that the lower income units are integrated both physically and architecturally within the master planned community. Lower income units that are satisfactorily integrated into a community are less likely to create problems and reduce the negative NIMBY (Not-In-My-Backyard) attitudes that otherwise might occur against these developments. Summary Since the adoption of the current Housing Element in 1986, no implementing actions were taken to achieve a General Plan and Housing Element policy of including lower-income units in master or specific planned communities. Currently all master and specific plans need numerical objectives to be consistent with this General Plan policy. No one program is sufficient to meet the City's need. Because it is anticipated that master and specific plans will account for the vast proportion of future housing production, significant numbers of lower-income units are proposed to be assigned to master planned communities. To reach this numerical objective it is necessary to require that at least 15 percent of all units to be built in these communities, be for lower-income households. It is necessary for these units be provided in every community to avoid the negative effects of over concentration in any one quadrant and avoid the need to try later to integrate lower- income units into these master planned communities. CITY MANAGER December 20, 1990 Page 4 If directed, staff will prepare and implement an inclusionary process that will assure that the program is effective. A resolution to implement an interim inclusionary program will assure development processing and planning will progress while including lower-income housing in master plans until such time a permanent program is given in the revised Housing Element. Attachments 1. Table 1 2. Table 2 arb - t TABLE 1 PROGRAM INCLUSIONARY (OTHER) SECTION 8 SENIOR HOUSING DENSITY BONUS HOUSING DEVELOPMENT SUBTOTAL INCLUSIONARY MASTER & SPECIFIC PLANS TOTAL FAIRSHARE HOUSING GOAL HOUSING PROGRAM PRODUCTION 1990-l 995 Fairshare /lower income. 80% of Co. median SUBDIVISIONS under SENIOR SUBDIVISIONS MAST- Arroyo La Costa Cote D’Azur Carillo Ranch Calavera Hills AVi=a Zone 20 Sammis Sunny Creek Sycamore Creek La Costa TOTAL LFMP ZONE 12 : 49 8 54 18 75 7 66 19 : 203 20: 101 9 : 29 15 : 21 15 13 6,11,10 i 246: I 855 I 14801 TABLE 2 -. MASTER PLANNED COMMUNITIES LOW INCOME ALLOCATION 15%nlodel Assumptions This Model uses the Local Facilities Management Plan for buildout and Phasing Projections (4 (W (C) LFMP TOTAL MASTER (D) ~ MASTER PLAN TOTAL LOW 5 year SYEAR ZONE PLANNED UNITS INCOME UNITS AT M.P. Low Income BUILDOUT (15%) Phasing GOAL(15%) Arroyo La Costa 12 1076 161 324 48 CoteDAzur 8 1214 182 360 54 Carrillo 18 2001 300:. 500 75. Cafavera 7 1232 185’. 440 66 Aviara 19 2740 41ii 1, 1344 . . 2g2 Zone 20 20 2192 329, : : :. 672 l# Sammis 9 449 67 192 .: : .* Sunny Creek 15 138 -21.: 138 2l sycamore creek 15 88 : i3. 88 : ,a LaCosta 6,11,10 2648 -39? 1643 246 TOTAL I I 13,778 2067 5701 1 055 (COI. Axl5%) 1 LFMP (COI Cx15%) A AVIARA fr! 3 .. “T .‘:, --. % z:. i. ,-: CjT’r’ 2;‘ $:,;;;t,CpD January 15, 1991 Mr. Raymond Patchett City Manager City of Carlsbad 1200 Elm Avenue Carlsbad, CA 92008 RE: AI3 10.992: Inclusionary Program for Master Planned Communities Dear Ray: As master developer of the Aviara master planned community, we are greatly concerned by the Council action proposed in AB 10.992. Hillman Properties, Inc. hereby requests the City Council to consider a continuance of this matter to a later date so that we can study the affect of the program and thoroughly discuss this matter with staff. We had anticipated, and requested, the opportunity for dialogue with staff prior to the adoption of any affordable housing policy. Please consider providing the Master Planned Community developers additional time to discuss the proposed policies with staff. Thank you for your consideration. Sincerely, D.L. Clemens Vice President/General Manager DLC/rs cc: Lee Rautenkranz, City Clerk Christopher Neils, Sheppard, Mullin, Richter & Hampton inclupro.acn 2011 PALOMAR AIRPORT ROAD SUITE 206 CARLSBAD, CALIFORNIA\ 92009 (619) 931-1190 F~x:(619)931-7950 . . . * JANUARY 21, 1991 TO: MAYOR AND CITY COUNCIL VIA: City Manager I FOR THE iNFORMAT!ON OF THE CITY COUNCIL I FROM: Planning Director AMENDED RESOLUTION 91-22, INCLUSIONARY LOWER-INCOME HOUSING Attached is an amended version of Resolution 91-22, by which Council would direct staff to implement an interim inclusionary lower-income housing program in master plans. This Resolution is an attachment to Agenda Bill 10,992, a matter continued by the Council from its meeting of January 15, 1991. Two changes are included. 1. Council requested that the resolution be amended to specify that for the interim ordinance the required lower-income housing units would be rental units (as opposed to ownership). In line 14 of page two of the resolution, the word "rental units" has been inserted prior to the words "affordable to households of low or very low incomeI'. Staff understands that the rental restriction will only apply to master plans processed prior to consideration of the updated Housing Element. The updated Housing Element will retain the option to provide for both ownership, as well as rental housing. 2. Staff has drafted an additional change to state better its recommendations regarding the provision of affordable units in the five-year period 1991-1996. The previous language incorrectly implied that low income units had to be built concurrentlv with each year's approved market-rate units. What staff recommends is that within the master plan and for each year's market-rate subdivisions a condition will be set to guarantee that the low income units will be provided during the five-year period. While it will be staff's intent to negotiate each master plan and tentative map to assure low-income units will be produced as early as possible, it is likely that some projects will be unable to develop low- income units as part of or concurrently with market-rate projects, especially those with very low densities. These changes are contained in lines 13 and 14. MAYOR AND CITY COUNCIL JANUARY 21, 1991 PAGE 2 The modifications are as follows [starting with line 111: "plan and specific plan, said programs to require that a minimum of 15 percent of the total [permitted] armroved dwelling units upon project build-out and 15 percent of all dwelling units [produced each year] anoroved throuah Julv. 1996 shall be rental units affordable to households of low or very low income". [ xxxxxxx] = old language: xxxxxxxxxx = new language MICHAEL J. HOLZMILLER Planning Director arb Attachment: Resolution 91-22 (Revised) H:91-22RES h + . 1 2 3 4 z 1( 1: 1: 1: 1, 1 I E i f I 3 I 3 1 1 i L f 2 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD, CALIFORNIA, IMPLEMENTING ACTION ITEM IV-7 OF THE CITY'S HOUSING ELEMENT REQUIRING RENTAL LOWER INCOME HOUSING BE PROVIDED IN ALL MASTER AND SPECIFIC PLANNED COMMUNITIES. WHEREAS, the City of Carlsbad has established goals and lolicies for development and land use as part of the General Plan Par the City of Carlsbad; and WHEREAS, the Housing Element, a part of the General ?lan, contains policies and goals to provide a variety of quality lousing types suitable to the economic means and living styles of all identifiable segments of the population, including households of lower-income: and WHEREAS, it is a policy of the Housing Element to require a portion of master and specific planned areas be utilized for housing which helps meet Carlsbad's identified share of the regional housing needs, but said policy currently lacks numerical objectives: and WHEREAS, revisions to the Housing Element, now in preparation, will establish numerical objectives for the production within individual master and specific plans of housing affordable to low and very low-income households: and WHEREAS, on June 26, 1990, the City Council did adopt interim II objectives, promulgated originally in the ttRegional 3 4 5 6 7 8 9 '0 :1 23 Housing Needs Statement 1995-19961', to produce a minimum of 6,273 24 .total new housing units ("regional share") and to assist in 25 providing affordable housing to an additional 1,125 lower-income 26 households ("fair share") in the period 1991-1996; and 27 28 ' WHEREAS, the City desires to meet its fair share RESOLUTION NO. - h 1 2 3 4 5 e 'i t z I( 1: 1: 1: ld 1 1 1 1 1 i 2 : : :ommitment to lower-income households, through a variety of lousing programs, which programs include requirements for the xovision of lower-income housing as part of all Master and specific Planned Communities. NOW, THEREFORE, BE IT RESOLVED by the City Council of he City of Carlsbad, California, as follows: 1. That the above recitations are true and correct. 2. That the City Manager is hereby directed to evelop and implement, until such time as the City Council adopts revised Housing Element containing a permanent program, an nterim inclusionary lower-income housing program in each master llan and specific plan, said programs to require that a minimum tf 15 percent of the total approved dwelling units upon project Fuild-out and 15 percent of all dwelling units approved through rulY I 1996 shall be rental units affordable to households of low )r very low income. PASSED, APPROVED AND ADOPTED at a regular meeting of the :ity Council of the City of Carlsbad, California, on the lay of I 1991 by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: CLAUDE A. LEWIS, Mayor ATTEST: ALETHA L. RAUTENKRANZ, City Clerk (SEAL) -2-