HomeMy WebLinkAbout1991-10-22; City Council; 11409; GENERAL PLAN AMENDMENT - HOUSING ELEMENT - GPA 90-8CIT~ CARLSBAD,-,AGEN~&LL
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AB#- Dl TITLE: GENERAL PLAN AMENDMENT -
MTG. 10/22/91 HOUSING ELEMENT - GPA 90-8 CI
JDEPT. PIN) I a I I I 1 RECOMMENDED ACTION:
If Council concurs your action is to ADOPT Resolution No.?/ -3 s/ , APPRO\
Revised Housing Element of the General Plan (GPA 90-8) and Negative Deck
ITEM EXPLANATION
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The Housing Element is one of the seven required elements of the General Plan.
schedule adopted by the State of California all jurisdictions in San Diego County are
to revise their Housing Elements this year. Included within this revised Housing Eler
Attachment) is: (A) a discussion of the specific housing needs of the City, (B) an idet
of governmental and non-governmental constraints to housing development, and opp
to mitigate those constraints, and C) an integrated set of six (6) long-term goals, thim
near-term objectives, sixteen (16) housing policies and fifty (50) housing action 1
through which the City will implement its Housing Element over the next five years (thrc
1, 1996).
One of the primary conclusions of the needs analysis of this Housing Element is that, \I
City there exists a large need for, but a lack of, housing affordable to households in 1
and moderate income groups. This Housing Element includes an ambitious array 01
action programs, the implementation of which will enable the provision of housing opp~
to all economic groups within the City.
The revised Draft Housing Element has undergone extensive public review includir
public workshops, and three public hearings before the Planning Commission (June ~
August 7, 1991 and September 4, 1991).
Consistent with Article 10.6 of State Law (Housing Elements), the State Department of
and Community Development (HCD) has formally reviewed the Draft Housing Elen
made written findings regarding the Element's adequacy. Copies of letters from HCD 8
letters of comment, with point-by-point staff responses are included in Exhibit "A,
attached to the staff report to the Planning Commission.
In response to issues raised by HCD and others, a list of proposed changes to '
Housing Element are included in Exhibit "BI of the staff report to the Planning Cor
together with a discussion of each change.
On September 4, 1991 , the Planning Commission unanimously approved the revis
Housing Element (GPA 90-8).
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The Commission did approve several minor modifications to the Housing Element w
listed below:
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1) In order to ensure that affordable housing opportunities are spread throughout
and not concentrated in any single City quadrant, the Planning Con
recommends that Goal 3, on Page 11 9 of the Housing Element be revised as
Sufficient new, affordable housing opportunities in all quadrants of the City
the needs of groups, with special requirements, and, in particular the needs o
lower and moderate income households and a fair share proportion of future lo
moderate income households.
2) The Planning Commission recommends that Policy 3.7.b. and Program 3.7.b., (
124 of the Housing Element, be amended to delete reference to "single room oc(
hotels". In its place, the term "managed living units" should be substitute
Housing Element and a proposed Managed Living Unit Ordinance which sta
bringing forward to the Planning Commission and City Council in the near futl
Consistent with Article 10.6 of State Law, after the City Council adopts the Housing I
it shall be required to be resubmitted to HCD. Within 120 days from the date of submit
shall respond to the City with formal written findings stating whether the Housing Elern
substantial compliance with State Law. If HCD finds that the Housing Element is in SUI
compliance with the requirements of Article 10.6 of State Law, there is a rebuttable pres
of the validity of the Housing Element if action is taken to challenge the validity of the
in court.
ENVIRONMENTAL REVIEW
The Planning Director issued a Negative Declaration for the proposed amendmen
Housing Element, finding that it would not have significant adverse impacts on the envir
The Negative Declaration was recommended for approval by the Planning Commis
September 4,1991. During the public comment period, one objection to the proposed I
Declaration was received. After thoroughly reviewing and analyzing the objection, z
believes a Negative Declaration is appropriate and adequate for the revised Housing E
The letter of comment and staffs responses are contained in Exhibit "C" of the staff rl
the Planning Commission.
FISCAL IMPACT
No direct fiscal impacts are anticipated from GPA 90-8. All future studies or progr<
recommended in this Element, will be introduced to Council on a project-by-project ba:
fiscal impacts of each study or program will be evaluated on an individual basis.
EXHIBITS
1. Resolution No. q/ -351
2. Planning Commission Resolution Nos. 3254 and 3255
4. Planning Commission Staff Report w/ attached Exhibits "A-"E, dated September L
5. Excerpts of Planning Commission Minutes, dated June 26, August 7, and September
policy and program language change is necessary to ensure consistency betv
3. Draft Housing Element (distributed previously)
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1 RESOLUTION NO. 91-351
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A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF CARLSBAD, CALIFORNIA APPROVING A NEGATIVE
DECLARATION AND GENERAL PLAN AMENDMENT (GPA
CASE NO: GPA 90-8
90-8) TO REVISE THE HOUSING ELEMENT
WHEREAS, the Planning Commission did on September
hold a duly noticed public hearing as prescribed by law to c
an amendment to the Housing Element of the General Plan GI
and
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WHEREAS, the Planning Commission has determined t]
project Will not have a significant impact on the environn
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a Negative Declaration was issued and approved on September
in compliance with the requirements of the City of (
Environmental Protection Ordinance of 1980 and the Cal
Environmental Quality Act; and
WHEREAS, the City Council of the City of Carlsb;
October 22, 1991 held a duly advertised public he’
consider said amendments and at that time receiv
recommendations, objections, protests, comments of all
interested in or opposed to GPA 90-8; and
WHEREAS, the City Council, after considering all1
changes to the Housing Element of the General Plan direc
City Attorney to return with appropriate documents to a1
City Council to approve the Negative Declaration and the
Housing Element of the General Plan.
NOW, THEREFORE, BE IT RESOLVED by the City Counci
City of Carlsbad, California, as follows:
1. That the above recitations are true and cor:
27 /I 2. That the negative declaration on the above re
28 project is approved and that the findings and conditions
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Planning Commission contained in Resolution No. 3254 a
hereto as Exhibit A and made a part hereof are the findi
conditions of the City Council.
3. That the revised Housing Element of the Gener
(GPA 90-8) is approved and that the findings of the E
Commission as set forth in Planning Commission Resolution b
attached hereto as Exhibit B and made a part hereof I
findings and conditions of the City Council.
PASSED, APPROVED AND ADOPTED at a Regular Meetinc
City Council of the City of Carlsbad on the 27& day of
1991, by the following vote, to wit:
AYES: Council Members Lewis, Kulchin, Larson, Stanton I
NOES: None
ABSENT : None
ATTEST :
ALE*m4TENm*G-clTk R
(SEAL)
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PLANNING COMMISSION RESOLUTION NO. 3254
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSBAD, CALIFORNIA RECOMMENDING
APPROVAL OF A NEGATIW DECLARATION FOR A
GENERAL PLAN AMENDMENT TO THE HOUSING ELEMENT
OF THE CITY OF CARLSBAD GENERAL PLAN.
CASE NAME: HOUSING ELEMENT
CASE NO: GPA 90-8
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WHEREAS, the Planning Commission did on the 26th day of JI
day of August and the 4th day of September 1991, hold a duly noticed publi
prescribed by law to consider said request, and 9
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Commission considered all factors relating to the Negative Declaration. l3
submitted by staff, and considering any written comments received, tl 12
testimony and arguments, examining the initial study, analyzing the
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WHEREAS, at said public hearing, upon hearing and con
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
as follows:
A) That the foregoing recitations are true and correct. 11
18 B) That based on the evidence presented at the public hearing, tl
Commission hereby recommends APPROVAL of the Negative Declaratic
19 I to Exhibit "ND", dated April 25, 1991, and "PII", dated April 20, 19'
20 I1 hereto and made a part hereof, based on the following findings:
21 11 Findinns:
22 1. The initial study shows that there is no substantial evidence that t
amendment may have a significant impact on the environment.
2. The proposed amendment is not associated with any development
therefore will not have a significant adverse impact on the envimm
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PASSED, APPROVED, AND ADOPTED at a regular meeting of tl
Commission of the City of Carlsbad, California, held on the 4th day of Septer
by the following vote, to wit:
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AYES: Chairperson Holmes, Commissioners Erwin, H
Savary, Schlehuber, and Schramm
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NOES: None
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ABSENT: None
ABSTAIN: None
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ATTEST:
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CARLSBAD PLANNING COh
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MICHAEL J. H~ZMILL~R
PLANNING DIRECTOR
PC RES0 NO. 3254 -2 -
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NEGAT[VE DECLARATION
PROJECT ADDRESS/U)CATTON: CITYWIDE, City of Carlsbad, San Diego Count
PROJECX DESCRIPTION: General Plan Amendment 90-3 Housing Element Revisic
City of Carlsbad General Plan
The City of Carlsbad has conducted an environmental review of the above describec
pursuant io the Guidelines for Implementation of the California Environmental Qui
and the Environmental Protection Ordinance of the City of Carlsbad. As a result review, a Negative Declaration (declaration that the project will not have a dg impact on the environment) is hereby issued for the subject project. Justification
action is on file in the Planning Department.
A copy of the Negative Declaration with supportive documents is on file in the P
Department, 2075 Las Palmas Drive, Carlsbad, California 92009. Comments fi
public are invited. Please submit comments in writing to the Planning Departmen
30 days of date of issuance. If you have any questions, please call Torn Ponsforc
Planning Department at 438-1161, extension 4449.
DATED: APRIL 25, 1991
MICHAEL J. MLZ~LER
CASE NO: GPA 90-3 Planning Director
APPLICANT; CIIY OF CARLSBAD
PUBLISH DATE: APRIL 25,1991
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2075 Las Palmas Drive Carlsbad. California 92009-4859 (619) 438.
NOTICE 9F COMPLETIOE'
Mail to: State Clearinghouse, 14 e .I Street, Rm. 121, Sacramento, CA 95814 *,, r sn MOTE Be
Project Title: CITY OF CARLSBAD HWSING ELEMENT REVISIW
Lead Agency: CITY OF CARLSBAO COntaCt Person: Toll POUSFORD
Street Address: 2075 LAS PALMAS DRIVE Phone: 619-638-1161 x 4449
City: CARLSBAD Zip: 92009 County: SAN DIEGO
PROJECT LOCATIOY:
County: SAW DIEM City/Wearest Cunninity: CITY OF CARLSBAD
Cross Streets: CITYUIDE Total Acres:
Assessor's Parcel No. Section: Tup. Range:
"--"----"""".""-----......"""""""""""""""""."""""""""""""""""""~
Uithin 2 Miles: State Hwy t: Waterways:
Airports: Rei Lways: Schools:
DoQ)(EYT TI#
"""""""""""""""""""""""""""""""""""""""""""""""""""""",
EM: - NW - Supplement/Subscqwnt YPA: - YO1 OTHER: - Joi
- - Draft EIS Othl
- Early Cons - EIR (Prior SCH No.) - EA Fin;
Other X Neg Dec - -
Draft EIR - FONSI
""""""""""""""""""""""""""""""""""""""""""""""""""""""
- -
LOUL ACTIOI TYPE
- General Plan Uwtr - Specific Plan - Rezone AI - X General Plan Amnctncnt - Master Plan - Prezone R - General Plan Element - Planned Unit Developnmt - Use Permit C - C-ity Plan - Site Plan - Land Division (Subdivision, - 0
- - -
Parcel Map, Tract Map, etc.)
""""""""""""""""""""""""""""""""""""""""""""""""""""""
DMLOP(EYT TIPE
- Residential: Units Acres Uattr Facilities: Type - - Off ice: Sq. Ft. Acres Enployees - Transportation: Type - - Comnercial: Sq. Ft. Acres Employees Mining: nineral
-
- Industrial: Sq, ft, Acres Enployeer - Powr : Typh - -
- Educational - Waste Treatment: Type - - Recreational - Hatardaus Uaste: Type - X Other: ELEMENT REVISIW
""""""""""______________1__11_""""""""""".""""""""""""""""""""""-
PROJECT ISSUES 01- IN WlllOlT
- Aesthetic/Visual - Flood PLain/Flooding - X Schools/Univrrsities L X Agricultural Land - Forest Land/Fire Hazard - Septic Systam L - Air Quality - Gcologic/Seisntic - Sewer C-i ty 6 - Archacological/Historical - Minerals - Soil Erosion/Carp.ction/Grading - L
I X Coastal Zone - Noise - Solid Mate b - Drainege/Absorption - Pgulation/Hwsing Balance - Toxic/Hazardous G
X- Econanic/Jobs Public Services/Fscilities - Traffic/Circulation
F i scat - - Rrreation/Parks - Vegetation x- L C x Ot
- -
- - - - """"""""""""""""""""""""""""""""""""""""""""""""-"---------
Present Ld U.aRaniw-1 Plr, UU
N/A
""""""""""""""""""""""""""""""""""."""""""""-"""""-------"-
Project Wriptim
GENERAL PLAN AMENDMENT TO REVISE THE HOUSING ELEMENT OF THE GENERAL PLAN FOR THE CITY OF CARLSBAD, a.
NOTE: Clearinghouse will assign identification nrnbars for all neu projects. If a SCH nnkr atre- exist
from a Notice of Prepmation or previous draft docrncnt) please fill it in.
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ENVlRONMENTAL IMPACT ASSESSMENT FORM - PART II
(TO BE COMPLETED BY THE PLANNING DEPARTMENT)
CASE NO. GPA 90-3
BACKGROUND DATE: APWL 20, 195
1. CASE NAME: HOUSING ELEMENT REVISION
2. APPLICANT: CITY OF CARLSBAD
3. ADDRESS AND PHONE NUMBER OF APPLICANT: 2075 LAS PALMAS DRIVE
CARLSBAD. CA 92009
(619) 438-1161 X 4430
4. DATE EIA FORM PART I SUBMITTED: MARCH 30. 1991
5. PROJECT DESCRIPTION: HOUSING ELEMENT REVISION TO THE CITY'S GE
ENVIRONMENTAL IMPACTS
STATE CEQA GUIDELINES, Chapter 3, Article 5, section 15063 requires that the Ci
Environmental Impact Assessment to determine if a project may have a significant effect on th
8 identifies any physical, biological and human factors that might be impacted by the propo
provides the City with information to use as the basis for deciding whether to prepare an Impact Report or Negative Declaration.
* A Negative Declaration may be prepared if the City perceives no substantial evidence th
any of its aspects may cause a significant effect on the environment. On the checklist, "NO
to indicate this determination.
The Environmental Impact Assessment appears in the following pages in the form of a checklisl
* An EIR must be prepared if the City determines that there is substantial evidence that a
project may cause a Significant effect on the environment. The project may qualify
Declaration however, if adverse impacts are mitigated so that environmental effects
insinnificant. These findings are shown in the checktist under the headings 'YES-sig"
respectively.
A discussion of potential impacts and the proposed mitigation measures appears at the end 01
DISCUSSION OF ENWRONMENTAL EVALUATION. Particular attention should be give
mitigation for impacts which would otherwise be detennined significant.
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PHYSICAL ENVIRONMENT
WILL THE PROPOSAL DIRECTLY OR INDIRECTLY:
1. Result in unstable earth conditions or
increase the exposure of people or property
to geologic hazards?
2. Appreciably change the topography or any
unique physical features?
3. Result in or be affected by erosion of soils
either on or off the site?
4. Result in changes in the deposition of beach
sands, or modification of the channel of a
river or stream or the bed of the ocean or
any bay, inlet or lake?
5. Result in substantial adverse effects on
ambient air quality?
6. Result in substantial changes in air
movement, odor, moisture, or temperature?
7. Substantially change the course or flow of
water (marine, fresh or flood waters)?
8. Affect the quantity or quality of surface
water, ground water or public water supply?
9. Substantially increase usage or cause
depletion of any natural resources?
YES YES
big> (insig)
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IO. Use substantial amounts of fuel or eneigy?
11. Alter a significant archeological,
paleontological or historical site,
structure or object?
- -
- -
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BIOLOGICAL ENVIRONMENT
WILL THE PROPOSAL DIRECTLY OR INDIRECTLY: YES YES
(sig) (insig)
12. Affect the diversity of species, habitat
or numbers of any species of plants (including
trees, shrubs, grass, microflora and aquatic
plants)? - -
13. Introduce new species of plants into an area,
or a barrier to the normal replenishment of
existing species?
14. Reduce the amount of acreage of any
agricultural crop or affect prime, unique
or other farmland of state or local
importance?
15. Affect the diversity of species, habitat
or numbers of any species of animals (birds,
land animals, all water dwelling organisms
and insects?
16. Introduce new species of animals into an
area, or result in a barrier to the
migration or movement of animals?
HUMAN ENVIRONMENT
WILL THE PROPOSAL DIRECTLY OR INDIRECTLY:
17. Alter the present or planned land use
of an area?
18. Substantially affect public utilities,
schools, police, fire, emergency or other
public services?
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YES (si&
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YES (insis)
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HUMAN ENVIRONMENT
WILL THE PROPOSAL DIRECTLY OR INDIRECTLY:
19. Result in the need for new or modified sewer
systems, solid waste or hazardous waste
control systems?
20. Increase existing noise levels?
21. Produce new light or glare?
22. Involve a sigmficant risk of an explosion
or the release of hazardous substances
(including, but not limited to, oil,
pesticides, chemicals or radiation)?
23. Substantially alter the density of the
human population of an area?
24. Affect existing housing, or create a demand
for additional housing?
25. Generate substantial additional traffic?
26. Affect existing parking facilities, or
create a large demand for new parking?
27. Impact existing transportation systems or
alter present patterns of circulation or
movement of people and/or goods?
28. Alter waterborne, rail or air traffic?
29. Increase traffic hazards to motor
vehicles, bicyclists or pedestrians?
30. Interfere with emergency response plans or
emergency evacuation plans?
31. Obstruct any scenic vista or create an
aesthetically offensive public view?
32. Affect the quality or quantity of
existing recreational opportunities?
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- -
- -
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MANDATORY FINDINGS OF SIGNIFICANCE
WILL THE PROPOSAL DIRECTLY OR INDIRECTLY: YES YES
(si@ (iwig)
33. Does the project have the potential
to substantially degrade the quality
of the environment, substantially
reduce the habitat of a fish or wild-
population to drop below self-sustaining
levels, threaten to eliminate a plant or
animal community, reduce the number or restrict the range of a rare or en-
dangered plant or animal, or eliminate
important examples of the major periods
of California history or prehistory.
life species, cause a fish or wildLife
34. Does the project have the potential
to achieve short-term, to the dis-
advantage of long-term, environmental goals? (A short-term impact on the
environment is one which occurs in a
relatively brief, definitive period of
endufe well into the future.) time while longterm impacts will
35. Does the project have the possible environmental effects which are in-
dividually limited but cumulatively
considerable? ("Cumulatively con-
siderable" means that the incremental
effects of an individual project are
considerable when viewed in connection
with the effects of past projects, the
effects of other ament projects, and
the effects of probable future projects.)
- -
- -
- -
36. Does the project have environmental
effects which will cause substantial
adverse effects on human beings,
either directly or indirectly? - -
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' DISCUSSION OF ENVIRONMENTAL EVALUATION
PHYSICAL ENVIRONMENT
14. The proposed amendment is not associated with any specific development an(
result in any unstable earth conditions or increase the exposure of people or PI
geological hazards, change topography, affect or contribute to, the erosion of c
proposed amendment will not result in any changes or modification of rivers
ocean beds, inlets or lakes.
54. The proposed amendment will not have any adverse impacts on ambient air
will result in any change in air movement, odor, moisture, or temperature.
7-10. The proposed amendment is not associated with any specific developmer
therefore the proposed amendment will not substantially alter the course c
marine fresh or flood waters or effect ground water or public water supply. The
amendment will not cause a depletion of any natural resource or will use s
amounts of fuel or energy.
11. The proposed amendment will not alter a specific paleontological or histc
structure or abject.
BIOLOGICAL ENvmONMENT
12-14. The proposed project is not associated with any specific development pro.
proposed amendment will not affect the diversity of species, habitat or numbers
of plants including trees, shrubs, grass, microflora and aquatic plants, will not
new species of plants into the area, or act as a banier to the normal repleni
existing species and will not reduce the amount of acreage of any agricultu
affect prime, unique or other fannland of state or local importance.
15-16. The proposed amendment will is not associated with any specific development 1
will not affect the diversity of species, habitat or number of any species (1
animals, all water dwelling organisms and insects) or introduce new species into an area, or result in a banier to the migration or movement of animals.
HuMANENvlRoNMENT
17. The Housing Element is interrelated to the Land Use Etement of the City's Ge:
The Housing Element will not directly alter the present or planned land use o
area. The Housing Element is compliant with the present Land Use Element j
overall density and land-use. Product type (types of housing and shelter) are
within the Element and may be addressed at the time of development.
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18-22. The Housing Element is not associated with any specific development. It 1
substantially affect utilities, schools, police, fire, emergency or other public servic
proposed amendment will not alter or result in the need for sewer, solid waste, h2
waste or other systems. The proposed amendment will not increase noise levels, glare or deal with hazardous substances.
23-24. The proposed amendment, The Housing Element, a required part of the City's
Plan identifies the need for shelter and addresses the demand for housing in all e
income ranges, of the current and future population of the City. It will not sub!
alter the density of the City.
25-32. The proposed amendment will not substantially affect parking, generate substanti
or alter existing transportation systems. 'The proposed project is not affiliated specific development project and will not interfere with safety issues such as el
evacuation response pIans or increase traffic hazard to motor&, pedestr
bicyclists.
The Housing Element is a mandatory element of the City of Carlsbad's General Plan. :
Element is undergoing revision as require under Government Code 10.6 Section 9659
intent of the General Plan Amendment is to provide housing policies within the residen
areas of the City of Carlsbad of the City of Carlsbad General Plan. This amendment is I
with any specific development project and will not directly or indirectly cause any adve
biological or human environmental impacts. Its intent is to provide a housing strategy 1
the City's General Plan into compliance with State General Plan mandates and is consist
San Diego Association of Governments (SANDAG) Regional Housing Needs Statement.
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ANALYSIS OF VLABLE ALTERNATTVES TO THE PROPOSED PROJECT SUCH AS:
a) Phased development of the project,
b) alternate site designs, c) alternate scale of development,
e) development at some future time rather than now,
f) alternate sites for the proposed, and
g) no project alternative.
d] alternate uses for the site,
The proposed amendment to the Citfs General Plan, a revision of the Housing El€
is not affiliated with any specific project. Therefore alternatives such as site d
phased development, scale of development and alternative uses for a site a1
applicable. The Housing Element identifies the need for housing for all segments
current and future population of the City over a five year time frame (1991-19'
identifies need, and establishes goals, policies and objectives to meet those needs
a mandated element and under California State Planning Law. The no project alter
is not applicable.
The revisibn to the Housing Element of the Carlsbad General Plan is not associate!
any specific development project or physical change. Therefore there are no alten
for phased development, alternative site designs or scale of development. The HI
Element is not site specific and therefore there are no alternative site uses. The HI
Element is State of California mandated requirement for all .General Plans.
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DETERMINATION (To Be Completed By The Planning Department)
On the basis of this initial evaluation:
X I find the proposed project COULD NOT have a sigmficant effect on the environment, a1
DECLARATION will be prepared.
- t find that the proposed project COULD NOT have a significant effect on the environmc
environmental effects of the proposed project have already been considered in cc
previously certified environmental documents and no additional environmental red
Therefore, a Notice of Determination has been prepared.
- I hd that although the proposed project could have a significant effect on the environ
not be a significant effect in this case because the mitigation measures described on i
sheet have been added to the project. A Conditional Negative
Declaration will be proposed.
- 1 find the proposed project MAY have a significant effect on the environment, and an EN
IMPACT REPORT is required. r
A
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lgnature
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Planning Directo?
LIST MITIGATING MEASURES (IF APPLICABLE)
ATTACH MITIGATION MONITORING PROGRAM (IF APPLICABLE2
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APPLICANT CONCURRENCE WITH MITIGATING MEASURES
THIS IS TO CERTIFY THAT I HAVE REVIEWED THE ABOVE MITIGATING MEASURE
AND CONCUR WITH THE ADDITION OF THESE MEASURES TO THE PROJEn.
Date Signature
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PLANNING COMMISSION RESOLUTION NO. 3255
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING
APPROVAL OF AN AMENDMENT TO THE HOUSING
ELEMENT OF THE GENERAL PLAN.
CASE NAME: HOUSING ELEMENT
CASE NO: GPA 90-8
WHEREAS, the availability of housing is of statewide, region
importance, and the early attainment of decent housing and a suitable living c
for every California family is a priority of the highest order; and
WHEREAS, the attainment of housing goals requires the
participation of governments and the private sector in an effort to exp;
opportunities and accommodate the housing needs of Californians of all econ
and
WHEREAS, a housing element is one of the seven elements
California Government Code Section 65302 to be included in all local ge:
which element shall consist of an identification and analysis of existing a
housing needs and a statement of goals, policies and quantified objectives, an
programs for the preservation, improvement, and development of housing; i
WHEREAS, Government Code Section 65588 requires each locd
to review and revise its housing element not less than every five years,
jurisdiction in San Diego County scheduled to complete its review and revi!
1, 1991; and
WHEREAS, Government Code Article 10.6, establishes specific t
Housing Elements; and
.....
€lMIBlT
1
2
e e
WHEREAS, the City of Carlsbad has, with diligence and
3 /I conducted a comprehensive analysis of housing needs and from this analysis
4 Comprehensive draft for a revised housing element; and
5 WHEREAS pursuant to State Law, the California Department of €
6 Community Development (HCD), has conducted a review of the draft elemen
7 // that certain revisions are necessary to bring it to a state where HCD can fi1
8
9
element is in substantial compliance dth State housing element law; and
10 /I WHEREAS, in response to HCD’s comments and other written
I.1 /I City staff has prepared replacement language to the draft element, which
12
13
14
15
16
17
18
19
contained in Exhibit B, dated September 4,1991, on file in the Planning Dep;
incorporated herein by reference; and
WHEREAS, the Planning Commission did, on the 26th day of JI
day of August, and the 4th day of September 1991, hold duly noticed public
prescribed by law to consider said amendment; and
WHEREAS, at said public hearings, upon hearing and con,
testimony and arguments, if any, of all persons desiring to be heard, said (
20 11 considered all factors relating to the General Plan Amendment.
21 /I NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning (
22
23
24
25
26
27
PC RES0 NO. 3255 -2 -
of the City of Carlsbad, as follows:
A) That the above recitations are true and correct.
28
i
1
2
3
4
5
0 9
B) That the Planning Commission recommends finding the revk
Element, incorporating the language contained in Exhibil
compliance with all regulations and requirements of Govern
Article 10.6, and is not in direct conflict with all other Elem
General Plan
c> That based on the evidence presented at the public hearing, the ( recommends APPROVAL of GPA 90-8.
I
I 6
7 PASSED, APPROVED, AND ADOPTED at a regular meeting of tl
8
by the following vote, to wit: 9
Commission of the City of Carlsbad, California, held on the 4th day of Septer
10
11
12
13
14
15
16
17
18
19 I
AYES: Chairperson Holmes, Commissioners Erwin, I-
Savary, Schlehuber, and Schramm
NOES: None
ABSENT: None
ABSTAIN: None
ROBERT HOLMES, Chairperson
CARLSBAD PLANNING COMMISSI
20 11 ATTEST:
21 li *
22
23
24 Planning Director
25
26 PC RES0 NO. 3255 -3-
27 11
28
0 * 6g
STAFF REPORT
DATE: SEPTEMBER 4, 1991
TO: PLANNING COMMISSION
FROM: PLANNING DEPARTMENT
SUBJECT: GPA 90-08 - DRAFT HOUSING ELEMENT - Request approval of the revi
to the Housing Element of the City of Carlsbad's General Plan.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 3
recommending APPROVAL of the Negative Declaration issued by the Planning Direc
and ADOPT Planning Commission Resolution No. 3255 recommending APPROVAL
GPA 90-08 based on the findings contained therein.
11. PROJECX DESCRIPTION AND BACKGROUND
On August 7, 1991 the Planning Commission conducted its second public hearing on
draft Housing Element. For that hearing, staff had prepared written responses (incluc
recommended revisions to the draft Housing Element) to letters of comment on the c
Housing Element. Staff, requested that this public hearing on the draft Housing Elen
be continued until the City had received from the State Department of Housing
Community Development (HCD) a follow-up letter of comment on staffs proposed d
Housing Element revisions, and written responses to HCD's original letter of corn
After taking public testimony on staff's written responses to public comment, the Plant
Commission voted to continue GPA 90-08 to September 4, 1991.
e
111. ANALYSIS
On August 26, 1991 the City received the State Department of Housing and Commu
Development's follow-up letter of comment on the revised draft Housing Element. 1
letter, with staff responses, is labeled Attachment "1" and is included in Exhibit '
attached to this report.
GPA 90-08 DRAFT HO d jING ELEMENT I)
SEPTEMBER 4, 1991
PAGE 2
In response to HCD's comments No. 2 and No. 3 of Attachment "l", staff is proposin
incorporate; (1) a new Housing Program 3.7.i. into the draft Housing Element,
together with a discussion about why staff is recommending these changes are includf
recommendations 'W' and "X' in attached Exhibit "B".
With the completion of the responses to the public letters of comment (Exhibit "Att)
the proposed draft Housing Element revisions (Exhibit "B"), staff believes that the Hoc
Element is in substantial compliance with Article 10.6 of State Law (Housing Eleme
In accordance, staff recommends approval of GPA 90-8.
additional language to Program 3.6.C (In-Lieu Fee). Thege Housing Program revisi
Iv. ENVIRONMENTAL REVIEW
The Planning Director has determined that the proposed amendment to the Hot
Element will not have a significant effect on the environment and, therefore, has issu
Negative Declaration on April 25, 1991. The environmental analysis determined tha proposed amendment is not specifically associated with any development project
therefore no project-created environmental impacts are anticipated. There was one 11
of comment received during the public review period for this Negative Declaration.
letter of comment and staffs response is included as Exhibit It".
ATTACHMENTS
1.
2.
3.
4.
5.
6.
7.
8.
Planning Commission Resolution No. 3254
Planning Commission Resolution No. 3255
Draft Housing Element (distributed previously)
Exhibit "A", dated September 4, 1991 - Letters of comment on the Draft HOI
Element, together with staff responses.
Exhibit "B" - Changes proposed to the Draft Housing Element in respom
Department of Housing and Community Development comments and other wr
comments. Exhibit "C" - Response to comments on Notice for a Negative Declaration.
Exhibit 'ID" - Draft Housing Element Staff Report, without attachments, c
June 26, 1991.
Exhibit "E" - Draft Housing Element Staff Report, without attachments, c
August 7, 1991.
CDD:lh
August 27, 1991
e I)
Errata to Ekhibit MAW Letters of Comment and Responses
Report to the Planning Commission. GPA 90-8,
Draft Housing Element Hearing of August 7, 1991
The attached text was inadvertently omitted from Exhibit "AIt. Please insert these responses to comments 9 and 10, received f the California Department of Housing and Community Development The insert should be between pp. 6 and 7 of Exhibit ltA1*. The Planning Department regrets the inconvenience.
Response to Comment
9
Consistent with State Law, the San Diego Association of Governments (SANDAG) devel
the Regional Housing Needs Statement, which was subsequently approved by the Calif;
Department of Housing and Community Development. The minimum number of total hol
units to be constructed in Carlsbad during the period of 1991-1996 is estimated at 6,273.
minimum number of additional lower income households to be provided housing assistan
1,125 (as identified by SANDAG's fair share goals). The City's revised Housing Ele
(Objective 3.5) has committed to providing 1,400 lower income households (275 units in e:
of the identified fair share requirement). While the City believes that the provision for I
lower income households is the most that can feasibly be provided over the next 5 year p
given the market constraints already mentioned, it needs to be emphasized that if the marke
able to produce the balance of Carlsbad's identified regional need, there is nothing that the
is doing in terms of zoning or land use controls which would preclude the balance from 1
provided. As was explained in Response No. 8, there is suitable land and remaining dwc
units to provide the regional need.
- 10
You are correct in noting that residential uses would not be compatible uses within the Pal
Airport Influence Area. However, there remains several industrially designated propertie
located within the Airport Influence Area upon which residential uses may be feasible.
0 e
SEPTEMBER 4,1991
EXHIBIT "A"
Letters of comment on the draft Housing Element, together
with stafi responses
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EXHIBIT "B"
Changes proposed to the draft Housing Element in response to 1
Department of Housing and Community Development comments i
other written comments
" -.
e 0
EXHIBIT "B"
.. RECOMMENDED CHANGES TO THE DM HOUSING ELEMENT:
Since the Draft Housing Element was circulated for public review, a number of lettr
comment have been received by the City. During this time, staff has also comp
comments and this additional work, the following changes to the Draft Housing Ele
are recommended.
A. RECOMMENDATION
It is recommended that Table 16 (p. 36) be changed by adding data on total housinl
that the following text and Table 16A be added immediately following Table 16.
additional research and work on the draft Housing Element. Based upon the WI
TABLE 16
1980 HOUSEHOLDS PAYING MORE THAN 25%
OF INCOME FOR HOUSING COSTS i I1 I I 1 I 1 Owners 529
. 1980 Renters
Total Housing
24.7% 720,346 33,138 144,614 Regional Total
16.3% I4352 Carlshad
% Overpay,
~ ~~
SANDAG Regional Housing Needs Statement (p.88).
Historically, the costs of shelter to a household have been considered to be "affordable" iftl
not exceed 25 to 30 percent of household income. Specific definitions have vaned somewhat
various federal and state housing assistance programs. Recently, the state of Californi
attempted to bring its various definitions into conformance with standards used by H.UJ).
16A reflects the definition used by California as of January I, 1991, for housing receiving
form of state or local assistance.
The cost of rents is taken to mean a combination of rent and an allowance for utilities; thc
of ownership is taken to mean a combination of principle, interest, insurance, utilities a
allowance for upkeep. The fovmulas shown h2 Table 16A apply to all households ;n the ;,
range, irrespective of the exact income for a given household (Although a local agency n
ordinance match costs to the exact income when those incomes exceed 60 percent and 70 p
for renters and owners, respectively). The area median income is adjusted for family siz
also Table 15).
2
0 0
TABLE 16A
..
ANNUAL AFFORDABLE HOUSING COSTS AND RENTS
Income Level
30% of 50% of the a 30% of 50% of the Very low income
Ownership Units Rental Units
< 50% of median income median income area median income
Low income
median income (1 area median income 51 - 80% of median income
30% of 70% of the a 30% of 60% of the
(1)
(1) With optional higher housing cost linked to actual income at the top end (above 11 60%) of the illcome cafegory I' ~ ~~
Per Sections 50052.5 and 50053 of.the California Health and Safety Code
ANALYSIS ..
The change to Table 16 was requested by the Legal Aid Society of San Diego. Tabk
and the accompanying text will help clarify what constitutes "affordable" housing
when a project receives public participation, pursuant to state law.
B. ' RECOMMENDATION
It is recommended that Table 41 (RESIDENTIAL ZONING DISTRICTS) on Page 71 (
draft Element be replaced by the following Table 41 (RESIDENTIAL, :
REQUIREMENTS).
Please see Attachment I, revised Table 41.
ANALYSIS
In response to the State Department of Housing and Community Development's (H
Comment 13 (see Exhibit "A"), and consistent with State Law (Section 65583(a)(4)
Housing Element is required to describe and analyze the City's land use controls, incl
development standards and zoning requirements relative to their actual constraint upc
maintenance, improvement or development of housing for all income groups. The ri
Table 41 includes relevant zoning information (development standards for each resid
zone within the City) in fulfillment of this requirement.
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C. RECOMMENDATION
It is recommended that the existing draft Housing Element discussion of the City‘s Grc
Management Program - Governmental Constraint (Pages 74-76) be deleted, and rep1
by the following discussion. It is also recommended that Table 44 (Existing Reside
Development As A Percentage Of Buildout) on Page 76, be deleted.
CONSTRAINT: GROWTH MANAGEMENT
Exfraordinary growth In housing in the early 198O?s, fueled by a growing economy, attractiv6
prices and proximity to a coastal location, led in 1986 to a growth management plan approv
the voters of Carlsbad.
The program accomplishes two primary objectives: (I) it ensures that needed public facilitie; . infrastructures are provided concurrent with development, and (2) it sets limits on the maxi
number of dwelling units that can be constructed Citywide and within each of the City’s
. quadrants at buildout ofthe City.
The Growth Management Program divides the City into 25 Local Facilities Management i
i (see Map A). Each zone is required to prepare a Local Facilities Management Plan (LE
‘ The LFMP’S project the amount of development expected to occur in each facilities zone bas
the full buildout of the General Plan or apprr~ved Master Plan area within each facilities
Using this projection of development, the plan estimates the public facilities required to sem
development. The plans require new development ;n the fac;llt;es zone to fund or construct
facilities that serve only new development or those not otherwise funded through the City’s 1
fees and exactions.
The second key feature ofthe Growth Management Program is a limit on the ultimate nu
of dwelling units in each of the four quadrants of the City. These limits are stated in ter;
numbers (gunits that can be constructed or approved within each quadrant afer Noveml
1986. The number of units available within each quadrant is then allocated to the indiv
Local Facilities Management Zones within the quadrant. In each quadrant there will
significant number of unallocated (excess) units. The sources of these unallocated units is ft
explained in the Growth Management Addendum There are currently at least 1,000 una116
units in the four quadrants. These unallocated or ”excess” units constitute what the City
to as an Excess Unit Bank. Staff projects that the Excess Unit Bank will reach, and may pa
exceed, 2,500 dwelling units. Withdrawal of units from the Bank must be in accordance wit,
Council Policy No. 43, which is included in the Growth Management Addendum to this Ho
being the priority. There will be additional unifs added to the Bank due to the fact that
individual development projects will build at less than the allowable density permitted und,
Growth Management Program.
Element. The poficy prioritizes the withdruwaf of units from the Bank, with a$ordaZde ho
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Although construction of new housing units temporarily declined afer adoption
implementation of the Growth Management Ordinance, this reduction was due primarily t(
need to complete LFMP's for each of the zones and the requirement forfitlanciizg-mechanisl
ensure completion of the necessary facilities. During this time, applications for tentative map!
other cievefopment approvals have been accepted, processed and approvals given colztingent
completion of financing plans. Seven zones have acceptable, adopted facilities plans that
construction at this time (1-6, 19). Zones 1-6 are primarily the developed in-fill areas of the
Eleven other adopted zone plans (7-9, 11, 12, 14, 15, 18, 20, 22 and 24) do not allow develol;
until a financing plan has been approved. These financing plans for zones 7, 11, 12 and 2
expected to be approved by the end of 1991. The financing plans for the remaining zones
14, 15, 18, 22 and 24 are expected to be approved by the end of 1992. The City's Mello
Community Facilities District was approved on June 13, 1991. This District provides guara
financing$)r the largest and most expensive public facilities. The zone financing plans can
be submitted and approved, and development can resume.
MITIGATWG OPPORTUNITIES
Full scale residential development within the City is expected to resume beginning in the sc
half of 1991, because 21 ofthe 25 Local Facilities Management Plans have been approvec
zone financing plans jw 18 of these zones will be approved by 1992. Therefore, the temp
slowdown of residential development resulting from the facility planning and fina
requirements of the Growth Management Program will no longer finction as a sign4
constraint to the devekoptnent of housing within the City.
It is estimated that there presently exists with the City a bank of 1,000 excess dwelling unit:
it is projected that this will reach approximately 2,500 units. This projected bank of 2,500 e
dwelling units can be used to increase site densities to a level necessary for the developmc
housing projects which address special housing needs (i.e. affordable, seniors, handicapped).
bank of excess units will also enable the implementation of City-proposed density bonus
Program 3.7.a.) and density transfer programs as well as future General Plan Amendment:
Profrant 3.7.h.) to increase site densities throughout the City.
ANALYSIS
In response to the State Department of Housing and Community Development's Corn
14 (see Exhibit "A"), the discussion of the City's Growth Management Ordinance has
rewritten to describe more clearly the impact that it has had on housing produ(
Citywide. In summary, although the Growth Management Program has temporarily slc
down the production of housing pending the completion of Local Facility Manage
Plans and financing plans, it should not significantly impact the future productic
dwelling units in that 18 of the 25 Facility Zones will be open for development by 1
5
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This section of the text has also been modified to incorporate a discussion of the C
Excess Dwelling Unit Bank. This Bank of Excess Units can be used to increase
.densities, as necessary, to enable the development of affordable housing. For the ab
mentioned reasons, the Growth Management Program will not function as a constrail
the development of market rate or affordable housing. (See also, Recommendation
D. RECOMMENDATION
It is recommended that the existing Draft Housing Element discussion of General
Densities - Mitigating Opportunities (Page 79) be deleted, and replaced by the follol
discussion.
MITIGATING OPPORTUNITIES:
There are 5 residential densities associated with the Land Use Element of the City’s General.
including a Residential High (RH) General Plan Land Use designation that permits up ,
dulac. With. the implementation of a 25% Density Bonus, as mandated through Government
Section 65915, and the City’s proposed Density Bonus Program 3.7.a, a total project density
dulac could be achieved on any RH designated site proposed for the development of affo.
housing. As discussed under the Growth Management portion of this Chapter (pages 74
dwelling units shall be permitted to be withdrawn f.om the Citj-k Excess Unit Bank in on
achieve the site densities necessary for the development of affordable housing.
Although there exists a limited supply (60 acres) of undeveloped RH designated land withi
City, the City does have in excess of 6,000 acres of undeveloped PC (Planned Community,
LC (Limited Control) zoned property upon which higher residential densities, necessary ji
development of aflordable housing could he accommodated. All PC toned properties requin
a Master Plan f.r rlevelopnterrt be approved. The LC zone is an interim (holding) zone I
planning for future land uses has not been completed. Property zoned LC can be re:
consistent with a proposed master or spec,@ plan. Although plans approved for any PC I
zoned property shall he required to comply with the underlying General Plan densities, th
considerable jlexibility regarding the ability to transfer densities to any neighborhood with,
plan. A proposal to increase a specific site density for the development of affordable hc
would be evaluated relative to the proposal’s: compatibility with adjacent land uses and pro;
to employment opportunities, urban services, or major roads. In order to enable the develoi
of affordable housing, the City i~ committed to accommodating where necessary general
anrendments to increase residential densities on any PC, LC or other residentially toned pro1 (see Policy 3.7.h)) and in consideration with the above-mentioned locational criteria.
In addition, there is a Residential Density of up to 40 units per acre associated with the Pl>
Industrial (P-M) Zoning and up to a 72 unit per acre density for Senior Citizen Projects
the Residential Professional (R-P) and Multi-family (R-3) Zoning classification. The Comn
Business District (CBD) Classijkation of the General Pian also allows residential with
residential density. (However, densities in this CBD area are suhject to growth managc
6
0
architectural,. scale and bulk limitations.) These higher density allowances could be encoun
to provide additional lmv income housulg opportunities.
..
State Law (65915) currently mandates that all local jurisdictions adopt an ordinance that per
a density bonus as an incentive to the development of low income housing. The density bonus
provide the densities needed to assist in making the development of lower-income hou
economically viable. Carlsbad is in the process of adopting an ordinance within the guide
of the current State LQW.
Although the City's Growth Management ordinance imposes a hit to the-number of reside
units built within a quadrant or within the City, an increase in the densities of some reside
acreage to facilitate the devdopmerzt of addihnaf hwer imme housing units ca;
accommodated to meet the City's future housing needs. The strategy for accomplishing tl
discussed in the Growth Management Addendum within the Growth Management portil
Section Three (pages 74- 76).
ANALYSIS
In response to the State Department of Housing and Community Development's Corm
8 and 15 (see Exhibit "A':), this discussion of the City's General Plan Densities has
rewritten to explain that although under the existing General Plan, the maxi:
residential density that can be achieved is 19 du/ac, the City has identified means (P
3.7.h. - General Plan Amendments, Program 3.7.a. - Density Bonus and Program
Excess Dwelling Unit Bank) for increasing residential densities up to 29 du/ac in ord
enable the development of affordable housing. Specifically, through a density bonus
percent, a density of 29 du/ac could be achieved on an RH (15-23 du/ac) designated
densities as necessary, for the development of affordable housing, on any PC (Pla
Community) or LC (Limited Control) zoned property or any other residentially desig
property within the City, provided that locational criteria are satisfied. As discussed I
RECOMMENDATION "0", a new Housing Policy 3.7.h (GENERAL PLAN AMENDME
is proposed to implement this City commitment.
E. RECOMMENDATION
It is recommended that the following discussion of Section 1 of Article x;rQ(rv c
California Constitution as a Governmental Constraint be added to..Page 89, immed
following the discussion of the California Environmental Quality Act and Mitii
Opportunities.
CONSTRAINT: ARTICLE x;rGyV OF THE CALIFORNIA CONSTITUTION
The City is also willing ro accommodare General Plan Amendmenrs ro increase residt
Section I ofArticle XXXNofthe Cafifnrnia Constitution provides that no "hw rent housing]
shall he developed, constructed, or acquired by any "stute public body" until voter approv
7
a e
’ been obtained. The electir~n requirement of Article XXXIV could limit the participation of a p~
body in the development of low- and moderate-income housing because ofthe delays, uncertai,
.and potential additional expenses associated. with l(1ca1 elections. ,.
MITIGATING OPPORTUNITIES:
In general, Article XXXIV requires that two criteria be met: (a) a “state public body”
“develop, construct, or acquire”, (b) a “low rent housing project.“ Article XXYIV woud
inapplicable if one of these criteria was absent. It would be possible to confine the role of a p
body in a housing development so that one of .the two criteria is not met and an Article X
election would not be required.
In order to clarijj Article XAXW, in 1976 the Legiisature enacted the Public Housing Elk
Implementation Law (Health and Safety Code, Section 37000 et sea.). According to that, a
rent housing project” does not include the following types of development:
a. Housing with 49% or less lower income occupancy, that is privately owned a
not exempt from property taxation (unless fully reimbursed to all taxing enti
any public ownership and utilizes land banking, property acquisition resale
down, guarantees and insurance of private loans and other assistancc
constituting direct long-term financing fiom a public body;
b. Housiltgr that is privalely owned, is not exempt from property taxation by rea
C. Housing that is developed for owner occupancy rather than rental occupant
d Housing consisting of newly constructed, privately owned, one to four j
e. Housing that consists cf existing units leased by a state public body from a p
dwellings not located on aiijoining sites;
owner; and
project. f. Rehabilitation, reconstruction or replacement of an existing low rent ha
Public body involvement limited to these types of housing developments would still help pJ
low- and moderate-income housing and would not be subject to the Article XXYN el
requirement.
Not all activities carried out by public bodies can be defined as “development, constructi
acquisition” of a low rent housing project. The meaning of “develop, construct or acquire”
not be applicable if the agency’s involvement in pwviding low- and moderate-income how
limited to offering the fi~llowing incentives and concessions:
a. Reducing or waiving of planning fees, building plan check and permit fees, 01
b. modihing or reducing development standards;
d. pass through of land.
dedication or infrastructure improvements;
C. granting density bonuses or;
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The California Supreme Court in Califimia Housina Finance Apeno v. Elliot (I 7 Ca1.3a
[I 9761) concluded that whenever a public body very extensively participates, or assists in no1
making a low rent housing project possible but also jidy regulating the project so that the 1
is that the government is essentially the landlord, the matter will be subject to the Article X
election requirement. Thus, a public body that grants a loan for a low rent housing projec,
the loan is conditioned on typical government agency requirements such as review and app
of plans, project financing, operation and maintenance standards and occupancy would gem
constitute development and construction of the housing project and fulfills the criteri
applicability of Article AXXIV.
Any mortgage revenue borzd issued or direct filzawial assistance given by a public body to
in the development of a low rent housing project would necessitate an Article XXYN elect
these other criteria are also met.
On November 4, 1980, the$>llowing measure (Proposition X) was placed on the Carlsbad
for voter approval.
"Do the qualified electors ofthe City of Carl.vbad, pursuant to Article XYXIV of the
Constitutim of the State of Calijmia, approve the development, construction, and
acquisition of low rent housing projects by the City of Carlsbad, or other City-
designated public agency, not to exceed 250 total units on scattered sites throughout
the City to provide living accommodations for low-income senior citizens?"
Carisbad voters approved this Article AXXWreferendum to allow no more than 250 units of,
low-income housing. However, this authority has not yet been exercised.
ANALYSIS
This discussion of Article XXXIV as a Governmental Constraint to the developmc
affordable housing has been added to the Housing Element consistent with AB
Article )cyxTv requires that voter approval be obtained before any "state public
develops, constructs or acquires a "low rent housing project". Due to the potential
uncertainty, and additional expense of a local election, public agencies cou
discouraged from participating in the development of low and moderate income hc
projects which would be subject to this Article XXXIV election requirement.
The Mitigating Opportunities section of this discussion indicates that exemption frc
Article XXXlV election requirement is possible, provided that one of two findings (
made: (1) the proposed project does not qualify as a "low rent housing project" or (
activity conducted by the public agency does not qualify as "development, constructj
acquisition".
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F. RECOMMENDATION
It is recommended that the fourth paragraph on Page 106 (Vacant Land Inven
following Table 52) of the draft Housing Element Le deleted, and replaced by the follo.
discussion.
The above-noted undeveloped residential acreage total (6,621.06 acres), is not completely acc
because all recent development approvals on previously vacant lands located within Local Fac,
Management Zones 1-6 and 19 have not been entirely accounted for. Despite this, the rema
buifdout capacity of 26,084 dwelling units, as shown on Table 52, is very close to the estil
remaining Citywide buildout capacity of 26,576 dwelling units identified in Table 44 (pagc
It is anticipated that additional acres of higher density land use designations (RH and RMH
result from the use of the surplus units located in the Citywide Excess Bank to increas
densities that will enable the production of aflordable housing,
ANALYSIS
This text revision is necessary to: (1) delete the inaccurate build-out capacity of 2f
units and replace it with a revised tulld-out capacity (26,576 units) which is cons:
with Table 44 on Page 75 of the Housing Element; (2) indicate that the undeve
residential acreage total (6,621.06 acres) in Table 52 is not entirely accurate in that r
development activity upon residential property in Facilities Zones 1-6 and 19 has not
deducted from this undeveloped residential acreage total; and (3) that additional ac
higher density land (RH and RMH) will likely be created as surplus units located v
the City's Excess Unit Bank are used to enable the development of affordable ho
projects.
G. RECOMMENDATION
It is recommended that the following be added after the 3rd sentence, 1st paragraph:
107 (Vacant Land Inventory).
Hmwer, as dimmed ,uirhin the Gelzeral Plan Densitigs portion of Section III of this doc
(page 79), there does exist in excess of 6,000 acres of undeveloped PC (Planned Communi[
LC (Limited Control) zoned property within the City. In order to enable the develop
affordable housing, the City is willing to accommodate General Plan Amendment as neces:
increase residential densities up to 29 d.u.fac. on any PC or LC zoned property or anj
residentially designated property (see Policy 3.7.h).
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ANALYSIS
This text revision simply cross-references the recommended text change (Page 79) tc
Draft Housing Element’s General Plan Densities section (see RECOMMENDATIO
above).
H. RECOMMENDATION
It is recommended that the last two sentences of the first paragraph , page 102 be de
and the following text change be made to the Coastal Zone Constraint portion of Sem
Three, page 102 (Coastal Zone). It is also recommended that the following new Obje
2.6, Policy 2.6 and Program 2.6 be added to page 118 of the draft Housing Elemen
Until this revision of the Housing Element, the City of Carlsbad had mistakenly believed it3
be exempt from portions of Government Cocle Section 65588 and 65590 (collection of Ct
Zone housing data), pursuant to Public Resource Code, Division 20 Section 30519.1. Tht
now understands that it must fully implement these Governmental Code Sections. Specificall
City must collect and report Coastal Zone housing data including, but not limited to, the follo
1) Thti number ofnew housing units approved for construction within the coustac
ajier January 1, 1982.
2) The number of housing unitsjw persons and families of low or moderate in(
as defined in Section 50093 of the Health and Safety Code, required to be prc;
in new hortsing.developments within the coastal zone or within three miles I
3) The number of existing residential dwelling units occupied by persons and fa,
or low or tnoderate income that have been authorized to be demolished or con:
since January 1, 1982 in the coastal zone pursuant to Section 65590 t
Government Code.
4) The number of residential dwelling units occupied by persons and families t
or moderate income, as defined in Section 50093 of the Health and Safety
that have been required for replacement or authorized to be convert
demolished as identified in paragraph 3). The location of the replacement
either on-site, elsewhere within the locality’s jurisdiction within the coastal
or within three miles ofthe coastal zone within the locality’s jurisdiction, st,
designated in the review.
coastal me.
After researching the matter, the City believes that it is not now possible to recapture the d6
particular, regarding affordability) from previous years. It is possible to conclude that due
recent adoption and implementation of the Growth Management Ordinance, only a few hc
units have been constructed wlthin the coastal zone in the recent years. In addition, we I
that very few (if any) affordable housing units within the coastal zone have been demolk
converted since 1985. Realizing our responsibility, the City will henceforth monitor and r
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data on housing units constructed, converted, ad dendished within rhe coastal zone, as in&
in Housing Element Policy 2.6.
OBJECTNE 2.6 (COASTAL DEVELOPMENT MONITORING)
Identi& monitor, and report the number of aflordable housing units constructed, convert6
demolished in the coastal zone.
POLICY 2.6
Pursuant to Government Code Section 65588 and 65590 from January 1, 1992, thc
shall monitor, record, and report data on housing units constructed, converted,
demolished in the Coastal Zone together with information regarding whether these
are affordable to lower-income households.
PROGRAM 2.6
As a function of the building process, the City will monitor and record Coastal
housing data irtcluding, but not limited to, the following:
I) The number ofnew housing units approvedfor construction within the coasfa
ajler January 1, 1982.
2) The number of housing units jhr persons and families of low or moderate in
as de$neri in Section 50093 of the Health and Safety Code, required to be prl
in new housing developments within the coastal zone or within three miles
coastal zone.
3) The nrrntber of existing residential dwelling units occupied by persons and fa
or low or moderate income that have been authorized to be demolished or con
since January 1, 1982 in the coastal zone pursuant to Section 65590 l
Government Code.
4) The number of residential dwelling units occupied by persons and families
or moderate income, as defined in Section 50093 of the Health and Safety
that have been required for replacement or authorized to be converl
demolished as identified in paragraph 3). The location of the replacement
either on-site, elsewhere within the locality’s jurisdiction within the coastal
or within three miles of the coastal zone within the locality’s jurisdiction, si
designated r‘n the review.
These data will be reported in the City’s annual housing report.
FUNDING: General funds - (Administrative only) LEAD AGENCY: Building Department
TARGET YEAR: 1/92 - Begin capturing data
1992- 1996 - Ongoing.
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ANALYSIS
In response to Comment 30 from the State Department of Housing and Comml
Development (see Exhibit "A") and as indicated in the text change, the City has detern
that we mistakenly assumed that the City of Carlsbad was exempt from Government C
65588 and 65590 and will now fully comply with these Government Code Sections.
incorporation of Objective 2.6, Policy 2.6 and Program 2.6 is necessary to indicat
commitment of the City to comply with Government Codes 65588 and 65590. How
we are unable to capture the required data from previous years.
I. RECOMMENDATION
It is recommended that for Program 3.1 (FARM WORKER) Page 119 of the draft Ho
Element, the TARGET YEARS 1991-1996 be deleted and replaced as follows: :
TARGET YEARS By first Quarter of 1992.- Meet with local farmers and advocates to ,
the needs assessment of permanent and migrant farm workers,
aggressively pursue grant and siting possibilities. Continue efforts thi
1996.
ANALYSIS
In response to Comment 19 from the State Department of Housing and Corn
Development (see Exhibit "A"), the City has committed to initiate discussions with the
farming community to discuss the housing needs and potential solutions for homeless
workers and migrant day laborers. The specific implementation action and time 1
recommended in
response to H.C.D.'s general request to "include more specific implementation action
time lines to demonstrate the City's commitment to implement the Housing Eler
Programs".
J. RECOMMENDATION
It is recommended that the following implementation information be added to Prc
3.6.c (IN-LIEU-FEE), Page 123 of the draft Housing Element.
FUNDING: General Fund (Administration Only)
LEAD AGENCY: Plarzning Department
TARGET YEAR: Begin strdy in 1991 - Adopt ordinance by July 1992.
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ANALYSIS
In response to Comment 26 from H.C.D. (see Exhibit "A'), this specific In-Lie1
imp2ementation action program and time line has been added to the text, This inform
was inadvertently omitted from the draft Housing Element.
K. RECOMMENDATION
It is recommended that the following implementation information be added to Pro
3.7.a (DENSITY BONUS), Page 124 of the draft Housing Element.
TARGET YEAR Draft Ordinance 1991
Ordinance adopted by the first quarter of 1992.
ANALYSIS
In response to Comment 24 from H.C.D. (see Exhibit "A"), the TARGET YEAR for ad<
of a Density Bonus Ordinance has been established for the first quarter of 1992, This
date is consistent with the City's commitment to draft the Density Bonus Ordinar
December of 1991.
L. RECOMMENDATION
It is recommended that Program 3.7.b (Alternative Housing - page 124) be modi:
include a reference to managed living units and second dwelling units as follows:
PROGRAM 3.7.3 (ALTERNATNE HOUSING)
Corzsider devekopment stanciardy for alternative housing types, such as single room occ
hotels, managed living units, homeless shelters, and farm worker housing alternatives whicl
assist in meeting the City's share of housing for low and very low income households. AL
alternative housing projects through a Conditional Use Permit or Special Use Permit. 7
will also examine the existing Second Dwelling Unit Section of its Municipal Code (
21.42.01O(ll) (A)) to explore means of better encouraging and facilitating the develop
affordable second units.
ANALYSIS
In response to Comments 27 and 28 from H.C.D. (see Exhibit "A'), the Alternative I-
Program has been rewritten to: (1) reference "managed living units" as an altc
housing type; and (2) commit the City to reviewing its' existing Second Dwelli:
Ordinance so that revisions could be incorporated which would.encourage its' use
14
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development of affordable second dwelling units or "granny" flats. A "managed living
is a unique type of affordable dwelling unit which is a cross between a SRO hotel r
and a studio apartment. In that staff will be bringing a Living Unit Ordinance ,to Plar
' Commission in the near future, it is recommended that this unique product ty~
specifically referenced under Program 3.7.b. of the Housing Element.
M. RECOMMENDATION
It is recommended that the TARGET statement for Program 3.7.c (CITY INITTI
DEVELOPMENT), Page 125 of the draft Housing Element be revised as follows:
TARGET: Approximately 200 new units. Of these new units, 100 units )c
aflordable to very low income households.
ANALYSIS
This revision is a text edit ta clarify the proposed TARGET. No substantive changf
proposed. - ._
N. RECOMMENDATION
It is recommended that Policy 3.7.e on Page 125 of the draft Housing Element be rc
as follows:
Public Facilities Fees (PFF) may be waived for lower income housing projects pursuant i
Council Policy 17.5.e., which states in part: ...
ANALYSES
This revision is a text edit to clarify proposed Policy 3.7.e. No substantive chang
proposed.
0, RECOMMENDATION
It is recommended that a new Policy 3.7.h (GENERAL PLAN AMENDMENTS) as fc
be added to Page 126 of the draft Housing Element:
POLICY3.7.h.
In order to enable the development of afordable housing, the City will accoml
General Plan Amendments to increase residential densities on all PC and LC
properties and all other residentially designated properties. Any proposed Generc
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Amendment request to increase site densities fix purposes of providing afordable hou
will be evaluated relative to the proposalk compatibility with adjacent land uses
proximity to employment opportunities, urban services or major roads. These Gene
Plan Land Use designation changes will enable up to 23 dwelling units per acre, an
conjunction with a twenty-five percent density bonus, up to 29 dwelling units per a1
ANALYSIS
Consistent with the recommended text revisions to Pages 79 and 107
RECOMMENDATIONS 'ID" and "G") regarding the City's willingness to accommc
General Plan Amendments on any PC, LC or other residentially designated properl
enable the development of affordable housing, this new Policy 3.7.h is being recome
for incorporation into the draft Housing Element.
. P. RECOMMENDATION
It is recommended that Policy 3.8 (portion of City Council Policy-No. 43), on Page 1
i the draft Housing Element be revised as follows (i.e. strikeout/underline format):
POLICY 3.8
Pursuant to Council Policy No. 43 {which is herebv modified as indicated):
Residential development that does not yield the maximum allowable number of units
the growth management control point are considered to have "excess units". These I
units are allocated to be developed under the jMowing priority.
1. Housing development for low and verv low medw~? households as d&n
2. Senior Citizen housing as defined by Carlsbad Municipal Code Section 21 .I'
3. In-Jill Single Family Subdivisions, zoned R-1, that meet all development star;
and where lot sizes are equal to or greater than adjacent subdivided R-1 prop
compensation, jhr some signijkant prrblic facility not required as part
development process.
5. Projects proposing a zone change fronl non-residential to residential based
following findings:
a. The property was zoned for other than residential use on July 1, 15
b. The property i.v compatible for residential use without significant miti)
Cafijbrnia Government Code Section 65915.
4. Projects within the existing general plan density range that provide, withour
C. The density ofthe project does not exceed the Growth Management C
Point of any adjacent developed residential property.
16
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ANALYSIS
This minor lexr revision is necessary to comply with the revision of California Govern1
Code Section 65915 (statutes of 1989), which references very low and low inc
households only. Moderate income households are no longer referenced in this State (
Section. On adoption, this change would automatically amend Council Policy No. 4
Q. RECOMMENDATION
It is recommended that a new APPENDIX I (GROWTH MANAGEMENT), as follot?
added to the draft Housing Element.
See Atlnclzmeizt 2 (Appendix I)
ANALYSI s
In response to the State Department of Housing and Community Development's Com
14 (see Exhibit "A"), this new Growth Management Appendix has 'been added to the
background and purpose of the Growth Management Program; (2) to explain the sp
provisions (Le. Quadrant Dwelling Unit Caps, Growth Control Points, Local Fa
Management Plans, Excess Dwelling Unit Bank, and Financing Plans) of the Program
to discuss the Program's temporary effect on the production of housing pendin;
completion of Local Facilities Management Plans and Financing Plans; and (1
demonstrate how the Program will not function as a constraint to the future develop
of affordable housing.
Housing Element, The primary purposes of rhe Appendix is: (1) to explair
R RECOMMENDATION
It is recommended to add Table 40(A), a cross tabulation of identified constraint
program recommendations that offer mitigating opportunities, to follow page 70.
See Attachment 3, Table 40(A)
ANALYSIS
The table will facilitate an understanding of how the City intends to respond to idel
constraints.
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S. RECOMMENDATION
It is recommended that the demographic description of the homeless population whl
mentally ill on page 54 be revised as follows:
The mentally ill accountj~r 25-30% ofthe homele.s.s, due to the reduced funding for mental 4
services, generally, and, particularly, due to the lack ($provision for housing when the popul
of the state mental hospitals was reduced from Over 30,000 to 5,000 during the 70's.
ANALYSIS
This change is in response to the comment made by the North Coastal San Diego Cc
Alliance for the Mentally Ill.
T'. RECOMMENDATION
It is recommended to delete the last sentence of the second paragraph on p. 64 of the
(STUDENTS), and add the following paragraph and Table 35A.
Full-Time Equivalent (F.T.E.) enrollment during spring semester 1991 at California
University San Marcos was only 404 F.T.E. University planning oflcials state that by aca
year 1995-1996 the University will he authorized to enroll up to 2,750 F.T.E. Also in 1992
the University is scheduled to complete construction on 600 student housing units. See Tabl
TABLE 35A
1
PROJECTED STUDENT ENROLLMENT AND STUDENT HOUSING AT
CALIF. STATE UNIVERSITY, SAN MARCOS
Academic Year
Enrollment
unknown 200 apts. 0 0 0 Housing Units
Equivalent
25,000 2,750 I, 700 730 404 Full- Time
2020+ 1995-96 1992-93 1991-92 1990-91
400 res. hall
Source: S. Chafin, Asst. V.P. Physical Planning, CSUSM, 7/91
18
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e 0 EXHBIT'W
STAFF REPORT 6
f: \ DATE: JUNE 26, 1991
TO: PLANNING COMMISSION
FROM: PLANNING DEPARTMENT
SUBJECT: GPA 90-8 - DRAFT HOUSING ELEMENT - Discussion of Draft Ho
Element and attached Letters of Comment.
I. RECOMMENDATION
That the Planning Commission take public testimony on the Draft Housing Elemen
Letters of Comment, discuss identified housing issues and continue this item fo
Resolution of Outstanding Issues and Adoption of GPA 90-8.
11. PROJECT DESCRIPTION AND BACKGROUND
State Law and Recent Ledslation
The Housing Element is one of the seven required elements of a General Plan. I
Government Code, Article 10.6, the required contents of the Housing Element are sp
and contain over 25 areas of identification and analysis including: population and ho
projections; employment growth; and analysis of the elderly, large families, the hom
and other population groups with special needs. The element must also contaj
identification of governmental and non-governmental constraints to housing
opportunities to mitigate those constraints. It must also analyze future housing de:
by economic ranges. The element is also required to undergo a comprehensive re1
of revisions and adoption of the revised draft element by July 1, 1991.
Recent legislative changes have added several important new regulations governing ho
elements.
once every five years, San Diego jurisdictions are on a schedule requiring the compl
1) There is now a requirement for the City to report annual progress (
housing programs to the City Council and to the State of California.
0 GPA 90-8 - DRAFT HOUSING ELEMENT
JUNE 26, 1991
PAGE 2
2) The State Department of Community Development (HCD) must now con
a review of the City's draft and the final adopted Housing Elemenl
compliance with State Law. HCD must make written findings in which 1
determines if the element substantially complies with the requiremen
Government Code, Article 10.6, Housing Element law. Prior to adoptic
the draft element, the City Council is required to consider the findings r
by HCD. The City Council may adopt an element that HCD has found
to be in compliance with State Laws only upon the City Council's ado1
of written findings which explain the reasons it believes the draft eler
substantially complies with the requirement of State Law.
If the HCD has found the draft element to be in substantial compliance
the requirements of Article 10.6 of the Government Code, there
rebuttable presumption of the validity of a housing element if action is ti
to challenge the validity of the element in court.
Exhibit "A" contains comments made by the State Department of Housing and Comm~
Development and other letters of comment on the .City of Carlsbad's draft Housing Elen
City staff will present and discuss the major issues identified within these letter
comment. Public testimony on the Draft Housing Element and letters of comment will
be taken. Following a discussion of issues by the Planning Commission, this item wi
continued to a future public hearing date for the purpose of: (1) discussing s
recommended responses (including potential revisions to the Draft Housing Element 1
to issues contained within the letters of comment, (2) resolving identified issues, anc
adoption of the Draft Housing Element (GPA 90-8).
ID. SUMMARY OF THE DRAFI' ELEMENT
Review of Previous Housinn Element
In Section One a review was conducted of the previous (1985-1991) Housing Elen
The review focused on the progress of the City in carrying out the action programs 0:
current element. The review is summarized in Section One (page 23) of the draft Hoc
Element.
Needs Assessment/Demomd&s
Section Two of the draft Housing Element contains an assessment of current and ft
housing needs for the City of Carlsbad. Identified is the large need for, and lac1
housing affordable to households in the lower and moderate income groups. The hoc
affordability crises is a region-wide issue. The draft Housing Element shows that the
Diego region is one of the least affordable housing markets in the nation. Contin
economic growth within San Diego and within the North County area will increase
0 GPA 90-8 - DRAFT HOUSING ELEMENT e
JUNE 26, 1991
PAGE 3
demand for housing which fits the wages earned by employees in new job and employn
growth.
The assessment also identifies groups with special housing needs. These groups inc:
farmworkers, the elderly, the homeless, military families, the handicapped, students
large family households. Often these groups are a sub-group of the lower-inc
household group. They may compete with each other for adequate housing or sheltt
The San Diego Association of Governments (SANDAG) is required, under State Law
conduct an assessment of housing needs for the entire region. The "regional share" is
portion of the total regional need which each City should supply. Carlsbad's "regi
share" has been identified through SANDAG's Renional Housing Needs Statement (1:
1996). The objective is derived from a methodology developed by SANDAG that takes
account many demographic and economic factors that include; job growth, past hou
demand and vacancy rates, developable residential acreage and, particularly in are2
high housing growth, how well the locality has previously provided for housing in
lower-income ranges. SANDAG suggests Carlsbad's five-year goal should be to build 6:
new dwelling units. The City's minimum share of housing to be provided for lower-inc
households is called the "fairshare" housing objective. This figure is meant to be
minimum good faith effort the City should achieve in providing new housing opportun
for lower income households. SANDAG has set Carlsbad a "fairshare" objective of 1:
lower-income households over the next five years.
Housing Constraints and OD~ortunities
Section Three analyzes constraints and opportunities to housing production. Constr:
are classified into two major areas: 1) governmental, in which a locality's decisi
policies and actions affect the production of housing, and 2) non-governmental, in w
market, environmental or economic actions beyond the control of a locality affect
production of housing.
A comprehensive list of constraints are identified in the draft Housing Element. T
constraints may be current or potential and some may have a significant effect on hot
development. Some constraints may be minor but, combined with other minor constra
may affect overall or specific housing development. It is important to note that s
critical potential constraints remain outside the City's control.
Strategies to overcome these constraints are also discussed in this section, as are a r;
of opportunities for responding to identified housing needs. Many of these mitig:
strategies and opportunities are carried over to Section Four for implementation.
0 e
GPA 90-8 - DRAFT HOUSING ELEMENT
JUNE 26, 1991
PAGE 4
Goals, Obiectives, Policies and Prom
The action plan of the draft Housing Element is contained in Section Four. In the prevj
sections, past housing production and performance was analyzed, housing needs we identified for current and future populations, and constraints and opportunities for hou!
production were recognized. In the final section, six long-term goals and 34 short-t
objectives were developed to meet the housing needs. To achieve the goals and objecti
14 policies were proposed. These policies become the City's official position on issues
serve to implement objectives. Last, at its heart, the element proposes 48 action progr
through which the City will implement its housing program over the next five years.
111. ANMYSIS
Planning Issues
1. Is the proposed General Plan Amendment 90-8, the draft Housing Element
compliance with Article 10.6 of the State of California Government Code,
Housing Element Law?
2. Is the proposed General Plan Amendment 90-8, the draft Housing Elem
consistent with the other elements of the General Plan?
3. Are there sufficient programs proposed by the draft Housing Element to overcl
housing constraints and provide for the City's "regional share" of the local hou
needs, particularly households in the lower-income economic range and identi
as the City's "fairshare" housing goal?
DISCUSSION
The proposed General Plan Amendment, a revision to the Housing Element, has I
reviewed by the State of California Department of Housing and Community Developn (HCD). Specific comments on the Draft Housing Element from HCD are include1
Exhibit "A". When all of the major issues identified are adequately resolved or addre
HCD will be able to find the Housing Element to be consistent with State Law an
compliance with the requirements for Housing Elements contained in Article 10.6 of
State of California Government Code.
In response to HCD's comments, staff will draft responses, including language
changes which will be proposed to be made to the draft Housing Element.
These responses and text changes will be included in the Draft Housing
Element and/or staff report which will be scheduled before the Planning
Commission at, a future date with a staff recommendation for approval.
GPA 90-8 - DRAFT HO AB NG ELEMENT e
JUNE 26, 1991
PAGE 5
Adoption of these changes will bring the Element into conformance with
State Law.
The draft Housing Element has been reviewed by staff in context with the other elem
of the City's current General Plan. Staff believes the Housing Element is gene]
consistent with the other ten elements in the General Plan and in particular, it is consis
with the City's Growth Management Plan. Currently, the General Plan is undergoi~
comprehensive revision and update. Consistency will be maintained with the o
elements during this update through necessary revisions and amendments to elemen
the General Plan.
The draft Housing Element proposes an ambitious set of programs for the develop me^
housing and shelter for the current and future population of the City in all econc
ranges. The City's housing program is designed to meet the "regional share" of housir
all economic income ranges. In particular, over 20 programs are proposed to meet
City's "fairshare" goal for assisting households in the lower-income range. Many of t
programs are scheduled to be phased in over the time of the Housing Element's five
cycle. Some of these programs will require the City to allocate significant resources. T
programs are necessary to achieve the stated goals and objectives of the Housing Elen
A brief summary of the key action programs is itemized below. The responsibilitie!
implementation and administration of the programs fall mainly on the Planning Departr
and the Housing and Redevelopment Department.
Major programs tasked to the Planning Department include:
Indusionarv Housinn Program
This program will require master planned communities in the City to provide a mini1
percentage of all units to be made affordable to lower income households. A large nur
of the City's "fair-share" lower income objectives will be met through this program.
details of the program are being worked out and this program will be implemente
conjunction with other "tools" identified below.
Alternative Housing
Alternative types of housing can aid significantly in meeting the need for lower inc
housing. One alternative is the "living unit", a cross between a studio apartment a
hotel room. An ordinance to customize this type of shelter for Carlsbad is in prepara
Density Bonus/Senior Ordinance
A density bonus ordinance is required to be adopted by every locality pursuant to :
Law. The California Government Code requires a locality to grant a minimum of a
GPA 90-8 - DRAFT HOU d 'ING ELEMENT e
JUNE 26, 1991
PAGE 6
bonus over the otherwise maximum allowable density and one additional concessior
incentive such as a modification of development standards, fee waivers, or in-&
infrastructure improvements. Projects given approval for density bonuses are requirec
make a certain percentage of units to be affordable to lower-income households or ol "qualified tenants" such as the elderly. The City's existing senior ordinance will be rev
to conform to this State Law requirement. There are potential fiscal impacts to the if fee waivers are given, or infrastructure improvements are supplied by the City,
Lower-Income Incentive PackaRe -
Several incentive programs to assist in the development of housing for lower-incl
households will be set up. These incentive packages will be utilized both in conjunc
with the density bonus ordinance and independently. The fiscal impacts of these incent
will depend on the amount of subsidy that is needed and the amount of units nee(
assistance.
In-Lieu Fees
To assist in the creation of lower-income units, an in-lieu fee is proposed to be asse!
against some private sector market-rate residential units. The fee will then be used by
City to subsidize lower-income units. A non-residential in-lieu fee is also proposed
nexus can be found between the creation of new employment generated from 1
commercial and industrial development and the demand for lower-income housing.
nexus must be established by a rigorous study.
Excess Unit Bank
Residential projects which have been developed with fewer units than originally all0
under the City's Growth Management Plan are considered "excess" units. These units :
be stored in an "excess unit bank" until they are withdrawn to be built in another pro:
The excess units can be used to create additional density where such density is usefi
achieving a housing goal, such as low income housing. A program is needed to accc
for and expend these units.
Rental Smw Promam -
To determine current market rents, occupancy rates, and other housing data, a prog
is proposed to survey periodically all rental units within the City.
AdaDtive Re-Use and Small Lot Subdivisions
Ordinances are proposed to bring about the adaptive reuse of older, non-reside]
structures and small lot subdivisions to promote smaller, less costly houses.
GPA 90-8 - DRAFT HO dkJG ELEMENT 0
JUNE 26, 1991
PAGE 7
8 mud Housinn ROrt
The Planning Department (as required under new State Law) will produce an annual re
to the City Council and the State of California on the progress the City has made i~
housing programs.
The Housing and Redevelopment Department will also undertake major new progr;
These include:
Grantsflundinn Sources
There are various sources of grant funding for lower-income and other hou
developments. Financing obtained through State and Federal sources demand exter
administration time to obtain notices of funding availability and to put together elig
projects. The department will establish an aggressive program to find and acquire t:
funds,
Housin~ Trust Fund
The draft Housing Element proposes that the City establish a Housing Trust Fund to
repository for all funds the City may collect and earmark for housing programs.
Land Bank Prom
A program will be implemented to accept land donations and handle the acquisition
disposition of real property which will be used for lower and moderate income hous
Rehabilitation Promam
The Housing and Redevelopment Agency will greatly expand its existing efforts dire
at rehabilitating deteriorating housing stock. Under the program, the City may acc
ownership of deteriorating rental units for rehabilitation purposes.
Communiv Reinvestment Act
The draft Housing Element proposes a program to evaluate the lending activities of 1
commercial lending institutions. Under the California Reinvestment Act, these institul
have a legal obligation to provide credit/lending activities for all economic segments o
population. An evaluation will be made of lending institution’s activities on construc
loans, mortgage, and take out financing. The goal of this program is to create additi
lending opportunities for lower-income housing.
0 GPA 90-8 - DRAFT HOUSING ELEMENT
JUNE 26, 1991
PAGE 8
0
Low-Income Housin~ Contract Prom
Lower-income housing developments built under an inclusionary program or developed
subsidized using State, Federal or local resources will be required to enter into hou!
contracts with the City to ensure that the units remain affordable to the inten
households. The Housing and Redevelopment Department will monitor and admini
these housing contracts.
Annual Priorities
The Housing and Redevelopment agency will annually prioritize the community's lo\
income housing needs in order to better allocate the expenditure of City funds.
The housing program proposed in the Draft Housing Element is ambitious and long-tc
The full implementation of the program will require a significant commitment of 1
resources over a number of years. It has been designed to provide real solutions to
problems.
ATTACHMENTS
1. Exhibit "A", California State Department of Housing and Community Developn
written comments, and other written comments.
2, Draft Housing Element (distributed previously)
May 7, 1991
CDD:rvo:vd
e 0 EX-"'
STAFF REPORT
DATE: AUGUST 7, 1991
TO: PLANNING COMMISSION
FROM: PLANNING DEPARTMENT
SUBJECT: GPA 90-8 - DRAFT HOUSING ELEMENT - Request approval of the rev
to the Housing Element of the City of Carlsbad's General Plan.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. :
recommending APPROVAL of the Negative Declaration issued by the Planning Director
ADOPT Planning Commission Resolution No. 3255 recommending APPROVAL of GPA
based on the findings contained therein.
11. BACKGROUND
On June 26,1991, the Planning Commission began a public hearing on the Draft HOI
Element for purposes of taking public testimony on the Draft Element and lette
comment, and discussing some of the major housing issues which were identified.
majority of the public comments focused on: (1) the immediate need for, and conter
Housing implementation ordinances and programs, and (2) requests for continuous p
involvement in preparation of these implementation programs.
After taking oral and written public testimony and briefly discussing some of the r
issues, the Planning Commission voted unanimously to continue GPA 90-8 to Aup
1991, for purposes of allowing staff time to prepare written responses (inch
recommended revisions to the Draft Housing Element) to letters of comment on the
Housing Element.
111. ANALYSIS
Fourteen letters of comment on the Draft Housing Element and one petition were rec
as of June 26, 1991, the date the hearing began. One of these letters contained corn
on the draft Negative Declaration. On July 10, 1991, a letter was received from the
Aid Society of San Diego, Inc. These letters represent the comments of the follc
parties:
GPA 90-8 - DRAFT HO a! ING ELEMENT I)
AUGUST 7, 1991
PAGE 2
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
California Department of Housing and Community Development
Carlsbad Unified School District (first letter)
Carlsbad Unified School District (second letter)
Carlsbad Chamber of Commerce
Project Future (first letter)
Project Future (second letter)
Northwest Quadrant Citizens Group and Barrio Group
League of Women Voters - North Coast San Diego County
North Coastal San Diego County Alliance for the Mentally Ill
Hofinan Planning Associates
Aviara Land Associates Limited Partnership
Henthorn & Associates
VTN Southwest, Inc.
Fieldstone Company (Villages of La Costa)
Petition (residents of Rancho Carlsbad Mobile Home Park).
Legal Aid Society of San Diego, Inc.
Of particular importance is the letter from the California Department of Housing
Community Development.
Pursuant to new state law effective January 1991, the State Department of Corn
Development (H.C.D.) must now conduct a review of the City's draft and the final ad(
which it determines if the element substantially complies with the requiremen
Government Code, Article 10.6, Housing Element law. Prior to adoption of the
element, the City Council is required to consider the comments made by H.C.D. Thf
Council may adopt an element that H.C.D. has found not to be in compliance with
Laws only upon the City Council's adoption of written findings which explain the re,
it believes the draft element substantially complies with the requirement of State Li
If H.C.D. has found the draft element to be in substantial compliance with the require1
of Article 10.6 of the Government Code, there is a rebuttable presumption of the va
of a housing element if action is taken to challenge the validity of the element in cc
H.C.D.'s eight page letter contains over 20 specific comments. In response to this 1
City staff met with H.C.D. staff in Sacramento to discuss the matters raised by H.C.C
to determine what actions the City needs to take, including changes to the draft elel
Housing Element for compliance with State Law. H.C.D. must make written come1
Copies of all of the letters, together with point-by-point staff responses, are contair
Exhibit "A", attached to this report.
GPA 90-8 - DRAFT HO ak - G ELEMENT e
AUGUST 7, 1991
PAGE 3
PROPOSED CHANGES TO THE ELEMENT
In response to issues raised by H.C.D. and others, staff has prepared a list of prop(
changes to the Draft Housing Element. The changes range from the inclusion of additil
data to the housing needs sections, to revised language designed to clarify points w
were not clear, to proposals for modified and additional housing policies and prop;
The adoption of these changes is believed by staff to be important to bringing the (
element into substantial compliance with the requirements of state housing law.
Exhibit "B", attached, contains each proposed change to the Housing Element, tog€
with a discussion about why staff is recommending the change.
N. ENVIRONMENTAL, REVIEW
The Planning Director has determined that the proposed amendment to the Hoc
Element will not have a significant effect on the environment and, therefore, has issu
Negative Declaration on April 25, 1991. The environmental analysis determined tha
proposed amendment is not specifically associated with any development project
therefore no project-created environmental impacts are anticipated. There was one 11
of comment received during the public review period for this Negative Declaration.
letter of comment and staffs response is included as Exhibit "C".
ATTACHMENTS
1. Planning Commission Resolution No. 3254
2. Planning Commission Resolution No. 3255
3. Draft Housing Element (distributed previously)
4. Exhibit "A" - Letters of comment on the Draft Housing Element, together with
responses.
5. Exhibit "B" - Changes proposed to the Draft Housing Element in respons
Department of Housing and Community Development comments and other wr
comments.
6. Exhibit "C" - Response to comment on Notice for a Negative Declaration.
DT:vd
July 10, 1991
0 e MINUTES
Meeting of: PLANNING COMMISSION
Time of Meeting: 6:OO p.m. \
Date of Meeting: June 26, 1991
Place of Meeting: Senior Center COMMISSIONERS
1 I
CALL TO ORDER:
Chairman Holmes called the Meeting to order at 6:OS p.m.
PLEDGE OF ALLEGIANCE was led by Commissioner Hall.
ROLL CALL:
Present - Chairman Holmes, Commissioners Erwin, Hall,
Savary, Schhhuber, and Schramm
Absent - Commissioner Noble
Staff Members Present:
Michael Holzmiller, Planning Director
Gary Wayne, Assistant Planning Director
Dennis Turner, Principal Planner
Chris DeCerbo, Senior Planner
Bobbie Hoder, Senior Management Analyst
Ron Ball, Assistant City Attorney
Martin Orenyak, Community Development Director 1 COMMENTS FROM THE AUDIENCE ON ITEMS NOT LISTED IN THE AGENDA:
There were no comments from the audience.
Chairman Holmes introduced Dolores Kronenberg and Millie
Lerner representing the League of Women Voters. I PUBLIC HEARING:
1) GPA 90-8 DRAFT HOUSING EU"T - Discussion of Draft
Housing Element and attached Letters of Comment.
For the record, Chairman Holmes announced that letters from
The Fieldstone Company, Aviara, and Jack Henthorn &
Associates, dated June 26, 1991, had been received but were
not included in the staff report. The letters are on file
with the minutes in the Planning Department.
Dennis Turner, Principal Planner, reviewed the background of
the Draft Housing Element and stated that during the drafting
process, staff has expended numerous hours attempting to
educate the public on the proposed Element. A public
briefing was made to the Planning Commission at a previous
meeting on May 1, 1991. This meeting is intended to receive
public input prior to adoption of the final Element. At the close of this meeting, staff is recommending that the public hearing be continued to August 7, 1991, at which time a
recommendation can be made to the City Council.
Mr. Turner stated that the needs assessment has shown that
40% of the households in Carlsbad are considered low income,
many of which are homeowners. Therefore, it is incumbent
upon the City to allocate 40% of future residential
development as affordable housing. However, since a free
market has not been meeting this objective, the Housing
cost housing. Element is designed to assist in meeting the need for low
Mr. Turner stated that the Draft Housing Element contains a
needs assessment, 34 short term goals, 14 policies, and a
five year plan of action which includes 48 specific action
programs.
MINUTES 0
\
June 26, 1991 PLANNING COMMISSION Page 2 COMMISSIONERS
Mr. Turner stated that letters have been received from the Carlsbad Unified School District, the Carlsbad Chamber of
Commerce, Project Future, the Northwest Quadrant Citizens Group, the Barrio Group, and the North Coast League of Women
Voters, copies of which are included with the staff report,
Chairman Holmes opened the public testimony and issued the
invitation to speak.
Margie Monroy, 3610 Carlsbad Boulevard, Carlsbad, representing the League of Women Voters, addressed the
Commission and stated that the Housing Element is one of the
most important documents the City will produce in the
immediate future. Because of this importance, the League believes there should have been more opportunities for public
input up to this point in time. There are many questions which still need to be answered. She stressed that the
public must support the document in order for it to work. She would like to know what happened to the City's Housing
and Redevelopment Committee. They were not consulted during the formulation of the Draft Element and they have not been
given a copy of the document. There are still many questions which need to be answered, She noted that, to date, no low
income units have been built in master planned communities and that a recent opportunity for affordable housing was lost
in a 111 unit residential subdivision because the developer
was told of the requirement on the afternoon prior to his
project coming before the Planning Commission. The League urges the City to abide by the mandate and to make the
financial commitment to assure that affordable housing
obligations in Carlsbad will be met in a fair and equitable manner. The League believes a committee including citizens
and builders needs to be established to provide input on
implementation.
1
Ofelia Escobedo, 1611 James Drive, Carlsbad, representing the
Northwest Quadrant Citizens Group and the Barrio Group, addressed the Commission and stated that she feels a
committee needs to be appointed to develop details on how the Housing Element will be implemented. She noted that most of the existing affordable housing is located in Zone 1,
specifically in the Barrio, and both groups she is
representing are concerned whether or not low income housing
will be allowed in the other zones in the City. They are
also concerned that there is no time limit set for
implementation. She feels that citizens and developers alike
need to know all of the rules.
John Todd, 3365 Donna Drive, Carlsbad, addressed the Commission and stated that he owns property on Garfield
Avenue. He is concerned about the height restrictions
development. Gary Wayne, Assistant Planning Director,
replied that the July 3rd Planning Commission Meeting will be considering building height and that the Housing Element has
no relation to building height.
Paul Klukas, representing Hillman Properties, 2011 Palomar Airport Road, Carlsbad, addressed the Commission and stated that Aviara is well aware of the State mandate to provide
affordable housing. They are currently in mid construction and their plans have been well scrutinized. They have been
burdened by extraordinary costs associated with Alga Road,
the Aviara Oaks School, the community park, etc. They are in agreement that Aviara I1 and I11 should accept the obligation
to provide affordable housing. However, Hillman Properties objects to the "in lieu fees" being proposed in the Draft
according to square footage which are being placed on future
0 0 MINUTES
\
June 26, 1991 PLANNING COMMISSION Page 3 COMMISSIONERS
Element. Had they known about this earlier, the Aviara development would have been planned differently. Mr. Kukus
feels that some consideration should be given to Hillman to
allow Aviara to continue. He referred to their letter to
staff dated June 26, 1991.
Doug Avis, representing the Fieldstone Company, 6670 El
Camino Real, Carlsbad, addressed the Commission and stated
that the Housing Element is the most important issue facing
the City of Carlsbad. He feels there is a policy void in
getting those projects built which have already been
approved. He feels that costs need to be allocated on a unit
by unit basis. He referred to his letter to staff dated
June 26, 1991 which outlines eleven items of concern. He
feels that cost is the most important concern because the
market rate units pay the public facility fees. However, he
cited a strong need for creativity in meeting the affordable
housing objective. He would like to see the City allow
single room occupancy (SRO's) and granny flats, as well as
other methods in meeting the requirement. He corxluded his
comments by stating that Fieldstone is committed to providing affordable housing as mandated.
Ronald Schwab, 5200 El Camino Real, Carlsbad, representing the Rancho Carlsbad Mobile Home Park, addressed the
Commission and stated that he did not see any mobile home
parks addressed in the Element. He feels that mobile home
parks are designed for senior citizens who need affordable
housing and noted that Rancho Carlsbad is planning a 150 unit
expansion. He presented a petition of 400-500 signatures in
favor of exempting senior citizen mobil home parks from the
Housing Element because they already meet affordable housing
needs. He noted that mobile home parks provide housing in
the $90,000 to $130,000 range, which is considered
affordable, and he therefore feels they should be exempt from
the 15% inclusionary requirement.
Rusty Rhodes, representingVTN Southwest, an engineering firm
located in Sorrento Valley, addressed the Commission and
commended staff for being open and accessible to questions
regarding the Element. He urged the City to incorporate
flexibility into the program. He noted the State Density
Bonus Law which he feels is a very workable program. He
would like to see it incorporated into the Element because it
possibility of reducing design standards in certain projects
in order to facilitate more efficient use of space and thus
provide more affordable housing. He urged the City to
develop flexible options for the 15% inclusionary requirement
and suggested that developers be given some type of credit
for achieving more difficult affordable housing. For
instance, he noted that there may be a need for housing for
very large families which could be addressed. He also
suggested that nonprofit entities might become involved in
providing some creative financing such as a silent second
trust deed or other financing mechanism.
would be a big help to developers. He suggested the
Renata Mulry, 7010 Nutmeg Way, Carlsbad, addressed the Commission and stated that she doesn't understand what
affordable housing means. She has heard that only 17% of the
population can afford to purchase a home in California which
means that 83% just have to work it out. She doesn't
understand the 15% rule. She would also like to know who
makes up the cost difference between a $250,000 home and a
$125,000 home.
0 0 MINUTES
\
June 26, 1991 PLANNING CONNISSION Page 4 COMMISSIONERS
I
After the public comments, Chairman Holmes opened the forum
to the Commission to ask questions.
Commissioner Erwin asked Doug Avis if 85% of the homes would
be paying for 100% of the homes. Mr. Avis replied that
generally this is what happens. In actuality, the design
standards, setbacks, etc. already reduce the number of units
which can be built under growth management and he feels a
developer should be given a reduction in fees in order to
provide more affordable housing.
Commissioner Schlehuber inquired how we would be able to meet
the goals if we cut the fees, since the City's costs would
not change, i.e., same number of inspections, etc. Mr. Avis
replied that the developers would be more willing to comply
extent.
on a voluntary basis if the costs were reduced to some
Commissioner Schlehuber noted that the voluntary program has
not worked so far and he does not feel the deve- 2ers could
police themselves. Mr. Avis replied that the rules have
changed and developers are required to perform; there is no
choice.
Commissioner Hall inquired how Fieldstone would propose using
single room occupancy (SRO). Mr. Avis replied that an SRO
would fit well in an urban area which has pockets of
commercial uses because it allows single persons working in
the area to live nearby and avoid a commute.
There being no other persons desiring to address the
Commission on this topic, Chairman Holmes declared the public
testimony closed and opened the item for discussion among the
Commission members.
Commissioner Schlehuber believes that a mandatory program is
important and that Carlsbad needs to follow the HCD guidelines q Commissioner Schramm agrees,
Commissioner Savary thinks we may need more input before we
make a binding decision. She appreciates what has been said.
Commissioner Erwin would like to hear discussed the
possibility of commercial structures being converted to
residential use, sometimes referred to as "adaptive reuse."
Commissioner Hall feels it is hard to visualize how an SRO
would work in Carlsbad. He feels that the northwest quadrant
has more than its fair share of low cost housing and the
Draft Element does not clearly state how the other three
quadrants will take care of their fair share. Commissioner
Hall feels this is the most important Element that we will
have to work on during this year. He wants to make sure that
we don't have problems 5-10 years from now.
Chairman Holmes would like to have manufactured housing
addressed in the Element. He stated that manufactured
housing is much different than it was years ago. He thinks
we should make it readily available to developers because it
is a way to reduce costs.
Commissioner Schlehuber feels that the formula about what
constitutes low cost housing should be clearly set out in the
Element.
Commissioner Hall would like to see the final draft available
to the public more than one week before the August 7th
0 0 MINUTES
\
June 26, 1991 PLANNING COMMISSION Page 5 COMMISSIONERS
meeting. Gary Wayne, Assistant Planning Director, feels this
could become a logistical problem.
Commissioner Hall would rather have the meeting delayed
longer in order for the material to be available for a longer
period in advance of the meeting. He could support a
continuance for a date later than August 7th.
Michael Holzmiller, Planning Director, stated that the
meeting should not be delayed because he doesn't know what
the ramifications could be. The City is mandated to have an
Element in place by July 1 and he feels that since that date
won't be met, he would at least prefer to keep on the tighter
schedule.
Dennis Turner, Principal Planner, then made a presentation on income ranges and how they relate to affordable housing. The
income figures used were provided by HUD.
After additional discussion on continuing the meeting past
August 7, 1991, and the possible legal ramifications, the Commission agreed that the meeting should be held on
schedule. Michael Holzmiller, Planning Director, stated that
staff would attempt to have the staff report available
earlier than one week before the meeting. Those persons who
addressed the forum tonight would be notified as soon as the
staff report becomes available.
Commissioner Erwin requested that copies of the proposed
Element also be made available in the Library.
Dennis Turner, Principal Planner, advised the Commission that
the final document would not be a strike-out version.
Motion was duly made, seconded, and carried to continue
GPA 90-8 to a public hearing on August 7, 1991.
Commissioner Hall voted no because he felt that there would
not be sufficient time for citizens to review the document
before it is adopted.
ADJOURNMENT:
By proper motion, at 7:55 p.m. the meeting of June 26, 1991 was continued to a Planning Commission party on
June 28, 1991 at the Altamira Clubhouse.
Erwin Hall
Holmes
Savary Schlehube
Schramm
Erwin
Hall
Holmes
Savary
Schlehube
Schramm
Respectfully submitted,
Planning Director
BETTY BUCKNW
Minutes Clerk
MINUTES ARE ALSO TAPED AND KEPT ON FILE UNTIL THE MINUTES ARE APPROVED.
0 MINUTES e
\
August 7, 1991 PLANNING COMMISSION Page 6 COMMISSIONER
RECESS
The Planning Commission recessed at 6:45 p.m. and reconvened
at 6:54 p.m.
1) GPA 90-8 - DRAFT HOUSING ELEMENT - Request for approval
of the revision to the Housing Element of the City of
Carlsbad's General Plan.
Dennis Turner, Principal Planner, stated that this item is a
continuation of a hearing which began on June 26, 1991. At
that meeting, the Planning Commission heard the staff report
and took public testimony. During the hearing, staff made a
recommendation that the matter be continued to allow staff
time to respond to the testimony received. The public hearing was continued and is brought back with several
exhibits which represent staff responses to the public
testimony and revisions to the.Draft Housing Element.
Unfortunately, staff has not yet received a reply from the
California Department of Housing and Community Development
(H.C.D.). It is mandatory that the State make a formal
finding as to whether the Element is in substantial
conformance with State housing law. Since the finding has
not been received, staff is recommending that no action be
taken on the Housing Element until after a response is
received. H.C.D. has indicated that a determination should
be received by August 13, 1991. Therefore, Mr. Turner
requested that the matter be continued to September 4, 1991
to allow time for staff to respond to H.C.D.'s finding and,
if necessary, propose additional changes to the Draft
Housing Element.
Vice-chairman Erwin inquired about Table 41 (Attachment #l
to Exhibit "B"). He is concerned about tying some of this
information into.the General Plan when much of it is in the
process of being changed. Mr. Turner replied that the table
was included to respond to the requirement to describe all of the various constraints and regulations which could
potentially constrain housing. It is staff's responsibility
to demonstrate that the regulations do not constrain the
development of housing. Table 41 was revised and included
on the advice of the housing consultant. Staff will consider the comment of whether it should be included in the
General Plan Amendment.
Motion was duly made, seconded, and carried to continue
GPA 90-8 to September 4, 1991, with the public testimony
period being left open until that date.
Erwin
Hall
Noble
Savary Schlehubl
Schramm
Vice-chairman Erwin opened the public testimony and issued
the invitation to speak. He requested that only new issues
be addressed.
Doug Avis, 6670 El Camino Real, Carlsbad, representing The
Fieldstone Company, addressed the Commission and stated that
he has two new concerns which should be considered.
Fieldstone is concerned about excess units which are being
stored by the City to achieve low and very low income
housing. He feels that in a Master Plan Community, it is
extremely difficult to achieve the very low affordable
housing. He-urged the City to encourage flexibility in how
excess units are used. He felt it might be necessary to
consider single room occupancy (SRO's) and possibly granny
e e MINUTES
\
September 4, 1991 PLANNING COMMISSION Paqe 5 COMMISSIONEF
Motion was duly made, seconded, and carried to adopt
Planning Commission Resolution No. 3273 denying without
prejudice, LC 91-2 based on the findings contained therein.
Ron Ball, Assistant City Attorney, advised the applicant
that the Planning Commission's decision is final and the
item will not go forward to City Council.
RECESS
The Planning Commission recessed at 6:20 p.m. and reconvened
at 6:30 p.m.
CONTINUED PUBLIC HEARING ITEMS:
3) GPA 90-8 - DRAFT HOUSING ELEMENT - Request approval Of the revision to the Housing Element of the City of
Carlsbad's General Plan.
Dennis Turner, Principal Planner, reviewed the background of
the request and stated that on August 7, 1991, the Planning
Commission conducted its second public hearing on the draft
Housing Element. Staff had prepared written responses to
public letters of comment. The public hearing was then
continued to September 4, 1991 while staff awaited a
response on the Draft Element from the California Department
of Housing and Community Development (HCD). Staff then
made several changes to the Element in response to the HCD
and other written comments which are included with the staff
report as amended Exhibit "B" dated September 4, 1991. He
stated that the remainder of the staff presentation would be
made by Kathy Graham, Director of Housing and Redevelopment,
and Chris DeCerbo, Senior Planner.
Kathy Graham, Director of Housing and Redevelopment, gave a
slide presentation on the housing in general and defined the
criteria for affordable housing as mandated by the State of
California. The presentation included salary and housing
cost data for Carlsbad as compiled by the San Diego
Association of Governments (SANDAG) . Also shown in the
slides were different types of housing throughout California
which qualifies as affordable housing.
Chris DeCerbo, Senior Planner, addressed the Commission and
stated that the Housing Element must be adopted by the
Planning Commission and the City Council, after which it
will be sent to HCD for final approval. HCD must respond
within 120 day6 stating that the Element is in substantial
compliance.
Once the Element has been adopted, the City will have in its
grasp goals, policies, and objectives to implement a
Citywide housing program. This Housing Element is the
City's commitment to address the needs of all segments of
the existing and future residents of Carlsbad. Subsequent
to the adoption of the Housing Element, staff will begin
developing specific details, standards, procedures, and
ordinances for the individual action items of the Citywide
housing program. There are approximately 50 action items to
Erwin
Hall
Bolmes
Noble
Savary
Schlehuber
Schramm
1 I
@ e
MINUTES
\
September 4, 1991 PLANNING COMMISSION page 6 COMMISSIONER
be addressed, including density bonus and in-lieu fees,
which will be subject to full public hearings. Staff
recommends adoption of the Draft Housing Element including the amended Exhibit "B" to the staff report.
Commissioner Erwin inquired how the affordable housing
criteria would apply to a young, single person who, perhaps,
is employed in a deli or similar activity. Kathy Graham
replied that the housing/salary criteria are all geared to a
family of four. Even a family of one should not have to
spend more than 30% of their income for housing. If two
persons are sharing a dwelling, they would be considered a
household of two and the criteria would be adjusted
accordingly,
commissioner Erwin inquired if a single person making a
minimum wage chooses to live alone, would the City be
required to subsidize their low income housing. Ms. Graham
replied that, at the current time, there is no program other
than Section 8 which deals with rental assistance. The City
cannot discriminate against a single person who chooses to
live alone if they want to apply for Section 0 assistance.
Commissioner Erwin noted that the pie charts did not show
taxes and he inquired if the income figures stated in the
staff presentation are net or gross incomes. Ms. Graham
replied that the amounts represent gross income; taxes were
not considered.
Commissioner Schlehuber inquired if he was correct in
assuming that the Housing Element applies to all residents
regardless of their marital status, household size, age,
income, etc. Ms. Graham replied to the affirmative and
stated that there is no discrimination based upon any of the
items mentioned.
Commissianer Ball commented that he really appreciated the
slide presentation and inquired about the mixed use
developments. He would like to know the size of one of the
small use units. Ms. Graham replied that in the Renaissance
project in Venice, California, the smallest apartment is
approximately 300 s.f. They are all handicapped equipped
and certain areas are.restricted to seniors only. The
largest unit in that particular development is a condominium
of approximately 1,700 s.f.
Commissioner Hall inquired if there is a required ratio of
small units to large units. Ms. Graham was not aware of a
specific ratio; however, she stated that the general target
is 20% affordable.
Commissioner Hall inquired about the age of the different
developments shown in the slides. Ms. Graham replied that
the youngest one is Columbia Place which was just completed
within the past year. The Hillcrest project has probably
been there a little more than a year. The Venice
Renaissance project is approximately three years old. Some
of the Carlsbad projects were assisted by the Mortgage
Revenue Bond financing and were completed in 1983-85. The
mixed developments combined with commercial development tend
to be the newer projects.
0 MINUTES e y
September 4, 1991 PLANNING COMMISSION Page 7 COMMISSIONERS
I I
Commissioner Hall inquired how many of the projects
contained more than 100 units. Ms. Graham replied that all of them had in excess of 100 units.
Commissioner Hall noticed that most of the projects had a
common height and he asked Ms. Graham to speak to the height issue. She replied that there are many ways to create a
spacious illusion. The Venice Renaissance project Contains one story of retail on the ground floor with two stories of
apartments above. The condos had an additional story. The
Hillcrest project had three stories but the terrain is
varied so, in many cases, you walk up some stairs to reach
the first story. Then there is underground parking.
Columbia Place in downtown San Diego has four stories. In
developments such as this, the land is so expensive that it
is not feasible to have street level parking so most of it
is underground.
Commissioner Hall commented that all of the projects shown
has good architectural design and were attractive without
the boxy look.
Commissioner Hall inquired how the density bonus is
calculated in these types of projects. Dennis Turner,
Principal Planner, replied that in order to build affordable
housing in Carlsbad, there will have to be some tradeoffs
which will probably include such things as density, unit
size, height, etc. Another method might be cash subsidies
or land write downs. The tough questions will be to find a balance between those various tools. These things will be
decided during the planning process.
Commissioner Hall is also concerned about the sharing of
affordable housing throughout the four quadrants. Mr.
Turner replied that all of the special needs projects must
be distributed throughout the City and no one quadrant
should receive more than its share. He realizes that this
is not explicit enough in the Draft Element and he suggested
a minor change on page 119 under Goal #3. He suggested that
the words "in all quadrants of" be added to Goal #3 just
prior to the words "the City."
Commissioner Erwin would like to see the wording on page 124
under Alternative Housing, paragraph 3.7.a., revised to
replace the words "single room occupancy hotels" with
"managed living units" which would include single occupancy
hotels. Mr. Turner replied that this change would be
acceptable but it should be changed in both the policy and
the program.
Commissioner Schlehuber inquired about the projected future
needs for affordable housing in Carlsbad. It appeared from the slide presentation that the need for low and very low
income housing is: more than 20%. Dennis Turner replied that
the figures shown on the slide were prepared by SANDAG as
part of its Regional Housing Needs Statement. SANDAG
believes that the need is approximately 40% of 6,203 units
or 2,481. However, staff feels that this goal is extremely
ambitious and, as a result, has advised HCD that a goal of
1,125 to 1.400 affordable housing units is a realistic goal
for Carlsbad.
Commissioner Schlehuber inquired of the goal of 1,125 units
has been broken down into low and very low income. Mr.
0 8 MINUTES
\
September 4, 1991 PLANNING COMMISSION page 8 COMMISSIONEF I
Turner replied that it has not. As he recalls, the breakout
is approximately 18% for low and 22% for very low.
commissioner schlehuber inquired what the very low rent
would be in Carlsbad, including utilities. Kathy Graham
replied that $350 for a family of 4 is considered very low.
It would be a lesser amount for a smaller household.
Commissioner Schlehuber noted that this rent would equate to
$4,200 annual rent and that the City fees are in the
neighborhood of $6,600 per unit. He inquired if staff will
be addressing this issue. Dennis Turner replied that staff
is meeting with members of the development community (profit
and non profit) to develop the specific economics of
construction, i.e. land costs, construction, fees,
financing, etc. At that point, the various alternatives can
be explored.
Commissioner Noble inquired if steps will be taken to ensure
that the low income housing will remain as low income ad
infinitum. Kathy Graham replied that the existing low
income housing in Carlsbad which was made available through
Mortgage Revenue Bonds carries a stipulation that it must
remain low income housing for a period of 25 yrs. There is
a report which must be filed annually that contains the rental amounts, incomes of residents, etc.
Dennis Turner added that staff has been telling the
development community to expect a 30 year period of
affordability.
Chairman Holmes opened the public testimony and issued the
invitation to speak.
Doug Avis, 6670 El Camino Real, Carlsbad, representing The
Fieldstone Company, addressed the Commission and stated that
there are still a few unresolved concerns which need to be
taken care of prior to adoption of the Housing Element. He
does not feel that specifics can be addressed until the
final approval from HCD has been received. He noted that
the philosophical issues set forth in his letter to the
Planning Director have been covered in the Element and he
believes the document contains the flexibility to implement
affordable housing. He is especially concerned about the
difficulty of achieving the very low category of affordable
housing in a Master Plan Community when the fees for a home
in Area 12 would be approximately $39,168. This figure does
not take into consideration land costs, construction, or
soft costs. The second unresolved issue is the percentage
of affordable housing required in Master Plan communities.
He would like consideration given to basing the percentage
on the entire Master Plan and not on each development within
the Master Plan. For instance, to get 150 affordable
apartments in a development, it is necessary to build 450
units. He requested the Commission to delay approval of the
Housing Element until HCD has given their response to some
of his concerns.
Ron Ball, Assistant City Attorney, commented that the law
does not allow the City to wait for another response from
HCD. They have already made their comments. The Element
must be adopted by the City Council before it is sent to HCD
for final approval. They have 120 days to approve the
Element.
e MINUTES e
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September 4, 1991 PLANNING COMMISSION Page 9 COMMISSIONER
Mike Howes, Hofman Planning Associates, 2386 Faraday Avenue,
Suite 120, Carlsbad, addressed the Commission and stated
that the Housing Element contains some very good programs,
if properly implemented. Approval of the Element is just
the first step. The implementing ordinances are the most
important and will be the vehicle to make the Housing
Element work. He noted that the slide presentation showed
many types of structures in other cities which could not be
built in Carlsbad today, primarily due to the Height
Ordinance.
Ted Marioncelli, Land Use Planning Consultant, 701 First
Street, Oceanside, addressed the Commission and stated that
he represents the Construction Industry Federation,
Associated General Contractors, Building Industry
Association, and Engineering and General Contractors
Association. He feels the major problem impeding
development of affordable housing in Carlsbad is the Growth
Management Plan because there is an upper limit of 19 du/ac
stated in that plan, Further, the Element does not indicate
that affordable housing is a priority. It remains to be
seen whether mitigating measures in the Element can mitigate
development constraints. He feels the only tool available
to provide affordable housing is inclusionary zoning.
Mr. Marioncelli requested that the Commission broaden the
scope of alternatives contained within the Housing Element
prior to submission to the City Council for final adoption.
There being no other persons desiring to address the
Commission on this topic, Chairman Holmes declared the
public testimony closed and opened the item for discussion
among the Commission members.
Chairman Holmes noted receipt of a letter dated September 4,
1991 from Renata Mulry, 7040 Avenida Encinas, Carlsbad. The
letter addresses affordable housing and will be on file with
the minutes in the Planning Department.
Commissioner Erwin can support the staff recommendation with
the understanding that we are looking at a skeleton. There
is a lot of latitude here which will have to be built piece
by piece. There is a lot of work yet to do to complete the
project .
Commissioner Schlehuber agrees with Commissioner Erwin.
Commissioner Hall feels the general building climate is not
good and he has heard that this may last for 2-5 years. He
inquired how that will impact the City. Dennis Turner
replied that if no housing is produced, then no low income
housing would be required. When new housing is built, then
low income units are required.
Commissioner Hall agrees with Commissioners Erwin and
Schlehuber.
Motion was duly made, seconded, and carried to adopt Planning
Commission Resolution No. 3254 recommending approval of the
Negative Declaration issued by the Planning Director, and
adopt Planning Commission Resolution No. 3255 recommending
approval of GPA 90-08, based on the findings contained
therein, with inclusion of the changes to Appendix B which
Erwin
Hall
Holmes
Noble
savary
SchlehubE
were added. Schramm
e MINUTES e
September 4, 1991 PLANNING COMMISSION page 10 COMMISSION
ADDED ITEMS AND REPORTS:
Commissioner Schramm requested other Planning bmissioners
to join her in a Minute Motion to request the City Council
to look at the feasibility of establishing a City Housing
Commission. Commissioners Erwin and Schlehuber both felt
the request was premature and they would prefer to wait
until the Housing Element is ready for implementation.
The motion died for lack of a second.
ADJOURNMENT :
By proper motion, the meeting of September 4, 1991 was
Hall adjourned at 7~51 p-m-
Erwin
Holmes
Noble
Savary
Schlehu.
Schramm
Respectfully submitted,
MICHAEL HOLZMILLER
Planning Director
BETTY BUCKNER
Minutes Clerk
MINUTES ARE ALSO TAPED AND KEPT ON FILE UNTIL THE MINUTES
€!RE APPROVED.
e (I,
ANALYSIS
These changes are in response to comments received from the Legal Aid Society of
Diego, Inc. in which the society requested clarification of the growth in student enrolln
at C.S.U.S.M. and the associated impact on hasing.
U. RECOMMENDATION
It is recommended that the first paragraph on p. 60 of the draft element (POTEN1
SHELTER SITES) be deleted and replaced with the following:
Cm-lshnd l~as pledged to work with any agency desiring to create and operate shelters for
Itorneless. While izomeless shelters are nor permitred by right in arty zone, tile City ha.
specific critericl for their locution and, under a Condiiional Use Permit, would consider prop(
almost trtlywiwe. Sites mar to support sewices) hiring izalls, and public tramportation
especially nttrctctive. The City lzns attempred 10 ussis! homeless advocacy grolLps to invev
public nnd private property 011 wlrich shelters c~n be operated. In 1990 tile City pledged to a irz the plarrrzitzg arzd permitting of an emergency shelter proposed by Caring Residenl
Crrrlsbcrd (a llousing Ndvocate group), in conjunction with Catholic Charities (a non-p
orgmizcrtion with progrllrn arzd admitristrative abilities).
ANALYSIS
The original language of the draft element has been misinterpreted by some to suggest
Carlsbad has adopted locational criteria for emergency and transitional shelters which
so rigorous that no site can qualify. The replacement language clearly states that Carls
has no special locational criteria, and that it would consider shelter proposals anywh
via Conditional Use Permit.
V. RECOMMENDATION
It is recommended that the first paragraph on page 54 (Estimated Homeless Populat
be deleted and replaced with the following:
The homeless are defined as individuals who lack N fked and adequate nighttime reside,
Hotneless persons can he considered residetrt (those wllo remain year-round), or transient.
tmrzsierrt homeless popdution can be broken dowrz into several sub-categories. Tlzose who
temporarily seeking imlsitrg because of diflcult economic situalions, migrant workerpopulat)
wllo choose to camp in undeveloped areas so as to sme money to serld home, or residents 1 ore iempororily Iznmeless hecorm of o disnstrous sifuntiorl, i.e. enrtllqunke, fire or Jood.
19
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An accepted rule of thumb used by some experts, is that the number of resident homele:
urban areas k equal to 114 to 112 of one percent of the general population (in which case
City’s urban homeless might range from 150 to 300 persons).
In an effort to obtain a more accurate figure with regard to the number of Carlsbad’s u1
homeless, social service agencies and charity organizations operating in neighboring cities
contacted to determine the number of homeless persons residing in Carlsbad to whom
provide assistance. The following is a list of agencies and organizations which were contal
1) 4
3)
4)
5)
6)
7)
8)
9)
10)
11)
Brother Benno Foundation, Oceanside
Catholic Chanties, Oceanside
Community Resource Center, Encinitas
Ecumenical Service Center, Oceanside
Epkcopal Community Services, Encinitas
Faith and Love Ministries, Vita
Gateway Family Shelter, Oceanside
Lifeline Community Services, Vita
North County Chaplaincy, Encinitas
Regional Task Force on the Homeless, San Diego
Salvation Army Cops (Family Services), Oceanside
All the agencies contacted agreed that the homeless population k a very dificult populatil
count. Lifeline Community Services was the only agency which was able to provide a cou
Carlsbad homeless persons they have assisted (see Table 30A). These numbers were obtl;
from case management files (numbers are unduplicated ) and infomation and referral. 2
numbers may include homeless migrant workers, in addition to the urban homeless.
TABLE 30A
SERVICE AGENCY PROVIDING ASSISTANCE TO
HOMELESS PERSONS RESIDING IN CARLSBAD
Social Service Agency No. of Asskted Persons
410 407 Lifeline Community Services
I, 990 1,989
None of the other agencies were able to provide any jigures in regards to Carlsbad’s horn
population. Some agencies do not obtain extensive information, such as place of resid from their clients. while some do solicit residency information from their clients, they do
regularly assemble statistical compilations and the agencies were unwilling to go thr
individual case files to do a special compilation in response to the City’s request.
20
0 0
There are also inherent problems with asking the homeless population their place of resid,
Many claim that they have no place of residency. They merely refer to the street as
residence. Thk street may be in Carlsbad one week and Encinitas the next week It can
be assumed that many homeless will give their place of residency as the city in which the s
agency tS located because they fear they cannot utilke the agency's services unless they cla,
be a local resident.
ANMYSIS
The discussion of the estimated homeless population was rewritten in respom
comments from the Legal Aid Society of San Diego, Inc., in regards to the draft elen
discussion of the estimation of the urban homeless population in Carlsbad. In sum^
it is very difficult to count the urban homeless. Although efforts were made to co
local social service agencies and charity organizations who provide assistance tc
homeless, the City was unable to obtain a definitive numerical estimation of its 1:
homeless population.
W. RECOMMENDATION
It is recommended that a new Program 3.7.i. as follows, be added to page 126 of the
Housing Element:
PROGRAM 3.7.i.
In order to enable the development of a$ordable housing, the City shall adopt a mechani
allow discwtwnary considiration of density increases above the maximum now permitted t
General Plan. nis mechanism will include either; a Conditional Use Permit (CUP),
Development Plan (SDP) or Affordable Housing overlay Zone.
FUNDING: General Fund (adminiwation only).
LEAD AGENCYI. Planning Department
TARGET YEAR: I992
ANAJAYSIS
In response to the State Department of Housing and Community Developments Corn
#2 (see Exhibit "A", Attachment "1") this new program 3.7.i. has been added to the
Housing Element. This new program will create a land use permit process or overlay
whereby residential density increases above the existing General Plan maximums n
permitted in order to enable the development of affordable housing. By allowing thc to consider density increases above the maximums permitted by the existing General
this new proposed program will help to facilitate the implementation of the State man(
Density Bonus Law, and the City's Enclusionary Housing Ordinance (Program 3.7.:
21
e e
3.6.a, of the Draft Housing Element), It is anticipated that the majority of any afford
housing developed within the City will OCCUT through the implementation of these
Housing Programs.
X. RECOMMENDATION
It is recommended that the following statement be added as the last sentence to Pros
3.6.C. (In-Lieu Fee - page 123).
A detailed plan for the priority use of these in-lieu fees shall be included in the
In-Lieu Fee Shuiy.
ANALYSIS
In response to the State Department of Housing and Community Developn
City's plans for the use of the in-lieu fees is being recommended for incorporation intc
Draft Housing Element.
Comment #3 (See Exhibit "A", Attachment "l"), this additional statement regardhi
gpas
22
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ATTACHMENT 2
GROWTH MANAGEMENT APPENDIX I
0 0
A Discussion of the Growth Management Program
For Inclusion In The Housing Element
The purpose of this discussion is to describe the City’s Growth Management Program
to demonstrate how the program will not function as a constraint to developmer
affordable housing.
1. Background
The City of Carlsbad enacted its Growth Management Program in 1986, basing
program on provision of adequate public facilities. It was first enacted by ordinance in
1986. Subsequently, a citizens group qualified a ballot initiative which proposed an am
cap on residential development (Proposition G). The City viewed an annual residential
as not only inconsistent with its facilities based growth management ordinance but
inconsistent with the provision of affordable housing and good land use planning. The
then placed its own measure or rhe ballot for voter approval (Proposition E). The C
measure proposed an ultimate dwelling unit cap on each quadrant of the City coupled I
provision of adequate public facilities concurrent with need. Furthermore, the C
measure stated that it was incompatible with the citizens initiative, and if both meas
were approved by a majority of the voters, the one receiving the greatest number of v
would be the only one enacted. Both measures did receive approval by a majority of
voters, and the City’s measure received more votes than the citizens initiative. T
Proposition E was the only one enacted by vote of the people, The ordinance was 1
amended to be fully consistent with all provisions of the voter approved measure.
The following will analyze the specific provisions of the Growth Management Program
provide detailed explanation of how affordable housing will be developed consistent 7,
these provisions.
11. Ultimate Dwelling Unit Caps
A. Flexibility Built Into the Program to Allow For Density Increases W1
Appropriate.
In the early stages of development of the Growth Management Program it was
intended to institute statutory dwelling unit caps. Rather, the intent was to proc
realistic estimates of the ultimate amount of development for purposes of projecting
public facilities that would be needed at buildout. The estimates were arrived at
applying the mid-point of the General Plan’s residential density ranges to the remair vacant, developable, residentially zoned land. Subsequently, as part of Proposition E it
decided to utilize statutory caps as a way of assuring that facilities capacity would no
exceeded at buildout.
A2 - 2
0 a
Knowing that there would be a need to provide for density bonuses within any (
established by Proposition E, the City added additional units to the original reside]
buildout estimates. These units were added as a safety margin to address a worst 1
scenario in which no projects were approved below the Control Points. If this worst
scenario were to occur through buildout of the City, there would still be units availablt
density bonuses without exceeding the caps. It was anticipated that, in actual prac
some projects in each quadrant would develop at a lower density than the Control Po.
This would make additional units available for density increases elsewhere within
quadrant. In other words, room was built into the Proposition E caps to accomo
affordable housing projects at higher densities.
Flexibility was also built into the Control Points to allow for the granting of hi:
densities. Proposition E provided that the Control Points can be exceeded if the City f
that adequate facilities will be provided and the quadrant caps will not be exceedec
number of projects have been approved already based upon this finding. A sample li
these projects follows as Exhibit "A". Clearly then, the City has the capability, built
the Growth Management Program from the beginning, to grant higher densities wit1
exceeding the quadrant caps.
Exhibit "A"
SAMPLE OF SELECTED cm RESIDENTIAL
PROJECTS APPROVED BELOW THE GROWTH CONTROL POINT
-
B. Dwelling Unit Bank for Affordable Housing
The City's ability'to grant higher densities has been refined and made more formalizt
we have proceeded with implementation of the Growth Management Program.
quadrant caps were originally calculated based on gross information available at the 1
Subsequently, Local Facilities Management Plans have been produced for eighteen o
A2 - 3
0 e
twenty-Gve zones of the City. These Zone Plans have projected residential bdldout
much more accurate level. For example, each zone plan contains a 200' scale map oj
physical and environmental constraints that exist within the zone. This mapping ha,
provided the City with a vastly improved picture of the amount of developable acrc
within each zone and quadrant.
As a result of the production of these Zone Plans, the City has verified that the proje
amount of residential development within each quadrant based on the control points
be less than the Proposition E caps. In fact, it is now projected that the amour
residential development based on the Zone Plans may eventually be more than 2,500 1
under the Proposition E Caps for the City as a whole.
This is an extremely important point to understand about Carlsbad's Growth Managel
Program. It means that if each of the 25 Zones were to develop according to its Zone
at the maximum density that the Control Points will allow, there will still be units avai
under the cap for granting density increases. As noted above, this was designed intc
program, and it has been further refined by the zone plans that have been completed
far.
The units available for density increases due to the above are known as "excess units.
ensure that these units are retained for the primary purpose of encouraging afforc
housing by means of density bonuses, the City has established a Bank of excess unit:
a City Council Policy (No. 43) for allocation of these units. The Policy was adoptc
February 1990, and is attached as Exhibit "B".
C. Additions to Bank Due to Individual Project Density Reductions
There is yet another source of excess dwelling units to be added to the Bank.
anticipated, some projects in each quadrant are being designed and constructed at less
the Control Points. This occurs for a variety of reasons. In many cases it is a mark1
free up more units because the projected residential buildout for the Zone is predic
upon everyone building at the Control Point. Exhibit "A" provides several recent exar
of density reductions which will make more excess units available for other properti
the quadrant. These excess units are added to the Bank and are available for de
increases within that quadrant to encourage affordable housing. As indicated above,
units are retained by the City and allocated in accordance with adopted City Council F
No. 43.
In summary, the City has a Bank of Excess Dwelling Units that are available for de
increases without exceeding the quadrant caps. It is estimated that the bank
approximate over 2,500 units. Excess units are made available from three sources:
1. Additional units built into the quadrant cap numbers in the begil
decision by rhe developer to provide larger lots. Regardless of rhe reason, these prc
of the program.
A2 - 4
0 m
2. Zone Plan residential buildout numbers for a given quadrant that
cumulatively less than the quadrant cap.
3. Reductions in some individual project densities.
In conclusion, the dwelling unit caps that are a part of the City’s Growth Manager
Program will not be constraints to development of affordable housing because a suffic
number of Excess Units will be available to grant density bonuses wherever appropr
111. Requirement for Adequacy of Public Facilities
In addition to setting an ultimate dwelling unit cap, the City’s Growth Manager:
Program requires that adequate public facilities be planned, funded, and constru
concurrent with the need generated by new development. To implement this requirerr
the City has been divided into 25 Local Facility Management Zones. Each Zone is requ
to prepare a Local Facilities Management Plan as a prerequisite to development.
Zones 1 through 6 are the in-fill areas of the City, and those Zone Plans were prepare
City staff. Most facility needs for these zones are addressed by the City’s Ca:
Improvement Program through typical fees. In the rest of the zones, the property ow
are responsible for preparing the Zone Plans. As part of these plans, the property ow
must indicate how the public facilities needed by the zone will be paid for. The
privately prepared plan was Zone 19. This plan contained acceptable financing provisit
Thus, zones 1 through 6 and 19 are able to develop normally at this time.
Zones 7, 8, 9, 11, 12, 14, 15, 18, 20, 22, and 24 prepared Zone Plans that did not con
acceptable facility financing provisions. Their primary deficiency was in addressing cer
citywide facilities. However, the plans were otherwise satisfactory and useful for planr
purposes. It was decided to conditionally approve these plans, subject to later prepara
of an acceptable Financing Plan. With conditional approval of their plans, the prop
owners have generally been able to obtain Master Plans, Tentative Subdivision Maps,
other similar discretionary approvals for their land. In the absence of an apprc
Financing Plan, they cannot obtain a Final Map, grading permit, or building permit.
In order to facilitate financing for the Citywide facilities, the City has pursued a large-s
Me110 Roos Community Facilities District (CFD). The CFD required some rime to asserr
but it is now fully approved and operational. With this key financing program in plac
is now possible for the zones listed above to complete their required Financing Plans.
Financing Plan for Zone 7 is the furthest along and is expected to go to the City Cou
for approval in July 1991. Financing Plans have also been submitted to staff for re\
for zones 11, 12, and 20. Approval of these plans is expected to follow closely after Z(
A2 - 5
0 0
7.
Financing Plans for zones 9, 14, 15, 18, 22, and 24 will be submitted by the pro:
owners when they are ready to proceed with their development. Zone Plans for zone:
16, and 21 are in preparation at this time. Zone Plans for zones 10, 17, 23, and 25
be submitted when the property owners are ready to pursue discretionary approvals
The facility requirement of the Growth Management Program has probably had the e
of a temporary moratorium within certain zones, bur ir did not srop housing produc
During the five year period from 1986 through 1990, a total of 4,991 new dwelling 3
were constructed. This development took place in zones 1 through 6 and 19, as wc
other zones where "pipeline" projects were to go to completion. Development will
resume in Zones 7, 11, 12, 20, and other zones. The City is in an excellent positic
encourage and facilitate the development of a significant affordable housing compone
the large, undeveloped areas of these zones. Therefore, in looking to the future
requirement for provision of adequate public facilities concurrent with need will not in
or act as a constraint to the development of affordable housing in Carlsbad.
A2 - 6
CAHw I "W' AI IAL IZ
Cliy OF CARLSBAD
No. 43
COUNCIL POUCY STATEMENT
General Subject: PRoPosrnoN E *MESS' DWEWNG
tF! lSSII@d 2/6/9
UNIT ALLOCATION ve w 2/6
n De
Specific Subject: FORMAL PROCEDURE ESTABLISHING GUIDEUNES
FOR ALLOCATION OF PROPOSMON E 'MESS -
DWELUNG UNITS.
1 ~~~
Copies to: City Council, City Manager, City Attorney, Department and
Division Heads, Employee Bulletin Boards, Press, File
PURPOSE
To establish guidelines for allocation of "excess" dwelling units when, following the adr
residential Local Facilities Management Plans within a quadrant, the Proposition E qua(
greater than the number of dwelling units approved or issued after November 4, 19
allowable units per the Growth Management Control Points.
. STATEMENT OF POLICY
Although it should not be mandatory that excess dwelling units be allocated if they becor
and it would be desirable to not attain the ultimate residential dwelling unit caps establi:
adoption of Proposition E, the following criteria is established to determine eligibility for CI
of "excess" dwelling unit allocation, subject to the required findings in Proposition E.
Projects eligible for consideration in order of priority include:
1. Housing development for low or moderate-income households as defined b
Government Code Section 6591 5.
2. Senior citizen housing as defined by Carlsbad Municipal Code Section 21.1 8.045
3. lnfill Single Family Subdivisions, Zoned R-1, that meet all development standards a1
sizes are equal to or greater than adjacent subdivided R-1 properties.
4. Projects within the existing general plan density range that provide, without other co
for some significant public facility not required as part of the development proces!
5. Projects proposing a zone change from non-residential to residential based upon 1
a) The property was zoned for other than residential use on July 1, 19€
findings:
b) The property is compatible for residential use without significant mitis
c) The density of the project does not exceed the Growth Management (
of any adjacent residential property.
ATTACHMPCT3 @ TABLE 40A
CONSTRAINTS AND MITIGATING OPPORTUNITIES r3b
(A Cross Tabuhtion of Needs and Sohtwns) _.-
Corutmints PoliciesIPmgram Offering
Mitigating C?opodunities
Land Use Contrds Program 2.4 (Adoptive Reuse)
Program 2.5 (Mired Use)
Program 3.4.a (SenwriEhiedy)
Progmm 3.11 (Smaller More Affdle Housing)
Progmm 3.7.b (Alternative Housing)
Gmwth Management
Program 2.3 (Developable Acreage) General Plan Densities
Program 3.8 (Growth Management)
Program 3.7.a (Density Bonus)
Pmgmm 3.751 (Geneml Plan Changes) Program 3.8 (Growth Management)
Redevehyrnent Plan Program 1.6 (Rehab Subsidies)
Program 1.8 (Rehab Incentives)
Program 1.7 (Acquisition & Rehab)
Program 1.9 (Rehab - Homeowners)
Open Space Requirements
Program 2.2 (Development Stadunk) Development Standards
Program 2.2 (Devekyment Stanakra3)
Program 3.7b (Alternative Housing)
Buihiing, Electrhl and Plwnbing Codes
Program 3.7.e (Fee Waiver) Fees and Exactions
Program 3.7.g (In-Kind Impmements) Offsite Improvements
Program 1.5 (Rehabilitation) Code Enfmement Program
Program 3.7b (Alternative Housing)
II Processing and Permit Processing Program 3.7.f (Priority Processing)
I
Cak$wniu Environmental Qua& Act Program 4.1 (lfousing Impad Fee)
Article XXYN - Calif& Conditution Program 3.4.b (SenioriEkierfy)
.%flq Program 3.9 (Housing Needs Priorities)
Financing Program 3.10~ (Motigage Revenue Bond)
Program 3.10.b (Lending Program) Program 3.13 (Community Reinvestment) Program 3.14 (Housing Trust Fund)
Price of Land
Program 5.2 (Water Conservatwn) Drought and Water Supply
NONE Environmental
Program 2.2 (Devebment Standards) COSZ of Condructwn
Program 3.12 (Land Banking)
Topogmphr Progmm 3.7.g (In-Kind Contributions)
Sensitive Habitcrts NONE
CaaS&l zone Program 1.6 (Rehab Subsidies)
Program 1.7 (Acquisition & Rehob) Program 1.8 (Rehab Incentives) Program 1.9 (Rehab - Homeowners) Program 1 .I 1 (Cmstal Zone) Program 3.6.a (Inclusionary) Program 3.6.b (Incluswnary) Program 3.7.a (Density Bonus)
Agricultural LandiWiUiamson Act
Program 2.5 (Mired Use) Airpod Land use Plan
None
P.ogmm 3.3.a (Transiiionai Shebr)
Program 3.7.b (Alternative Housing)
e m
EXHIBIT "C"
Staff response to letter objecting to the draft Negative Declaratic
(Note: A portion of this letter deals with the content of the d
Housing Element and responses to these comments are containec
Ex h i b it "A1')
?
C e 0 ,Ll Y-i 4
City Council
Carlsbad
1 "' RECE/U~~
I had previously submitted most a€ these com~nents to the
Planning Commission on September 4, 1991.
Generally, government's success in providing housing has
been a dismal one, at least judging from public housing projec
Furthermore, mention "low income housing" ta any property own'
however modest the investment, and every red flag goes up. If:
income housing'' is viewed as detrimental to property values
(which., after all, is of some significance to this City also)
causes an increase ia traffic, congestion, crime, bad schools
etc. Only senior housing escapes the property owners' wrath..
least partially. Certainly this Housinq Element, by stressin1
that every quadrant must absorb its "fair share" of low incomi
housing seems to reinforce these perceFtions, by giving the
impression (maybe unintentionally) that it's a burder: to be
shared, along with its pain and disagreeable features.
need for a Housing Element. This legislation, from 1980 is
completely outdated and unworkable for the State of Californiz
now. Our representatives need to work on this.
Ir, the last decade, we have seen two explosions in the
state, particularly in Southern California -- population and
housing prices. Californiz immigration continues at an
unprecedented rate -- legal, illegal, transient, temporary, wi
a strain or: every resource. Most of us notice it most througf.
heavy development, traffic congestion, air pollution, lack of
recreational space, lack of classrooms, and even an adequate
water supply.
Choice residential areas, particularly near the ocean be(
more expensive and gradually out of reach financially for almc
everyone. Younger families go into new tracts (e.g. Temecula)
where they trade a longer commute for more open space, lower
prices, and aR agreeable life style.
aerospace, finance, heavy manufacturing, are shrinking or
disappearing to other locations. These are the jobs which
provided the good wages which built up Southern California OVE
the last forty years. Fewer opportunities in high paying jobs
that's what is sustaining the "Affordability Gap". Of course
market will adjust. It has already. Housing srices are flat
have even declined. Rousing is being auctioned. Prcperty pri
I've read Government Code Article 10.6 which dictates tht
What I think is ominous is that the well paying jobs,, in
e e
2
are reduced to sell. Actually, there is a tremendous amount
affordable housing all over North County: houses, apartments,
condos, townhomes. Gf course much of this hou.sing is further
inland, and therefore not in perhaps what a lot of people
perceive as prime areas. But actually very few people can li
exactly where they wish. Ultinately, the market determines t
selection,
I find it difficult to agree with the report that links
traffic congestion with the fact that people don't live near
their jobs in Carlsbad. If that were true, then our roads wo'
only be crowded at rush hour. But that's simply not the case
Interstate 5 is always busy, as is the Village, and the Palom
Airport road interchange. Congestion comes from massive
development and inadequate rcads and no continuous, convenien
rapid transit. Carlsbad is obviously not just housing worker:
for local employers. It is also a bedroom community for work1
in La Jol.la, Mira Mesa, San Marcos, even Orange County. Some
people even commute (at least part of the time) into Eos Ange
It is unfortunate that the Housing Element could not use
1990 Cemus figures. A lot of the statistical data is from tl
1980 Census and projections are based on that. California of
1980 is simply not the California of today.
groups -- students, seniors, handicapped, military, homeless,
migrants/agricultural. Probably, the only group whose needs 1
be accurately assessed are those of seniors.
In assessing housing needs, the report considers various
Let's take the case of students, junior college and up.
Traditionally students commute from home or share living
space near campus. Carlsbad has no college, except a small
Chapman facility in an office park, UCSD, University of San
Diego, San Diego State are almost twenty miles away. Califorr
State University San Marcos is at least eight miles away. Wh:
are we considering housing needs of students who don't attend
college in our city? On the one hand, we say workers should :
near their jobs -- why would we build housing for a universit]
mi i es away?
Is it Carlsbad's responsibility to build housing for Cam!
Pentagon simply has not adjusted its budget to reflect the fa(
that the majority of our volmteer military force is married,
usually with dependents! Here, our political representatives
need to exert some pressure! Military housing stipends need 1
be realistic and to keep pace with inflation.
Peradleton, or Miramar Naval Air Station? I don't think SO. !
I) e !
3
Obviously, the place to build this type of family housina
at Camp Pendleton, Fortunately, the areas near tha base are
of the most affordable.
rao city in America has solved the homeless problem. It
generally agreed that many are ill, drug and alcohol addicted
full-blown psychotic, Police in many areas do "mercy booking
to get them off the street. Others are women and children, o
families, often dislocated, out-of-area, who need temporary
assistance, the way the Red Cross assists disaster victims, v:
motel vouchers, etc. A local jurisdiction cannot tackle this
problem except in the most elementary wayI which is how churcl
and charitable organizations approach it. 15 many homeless
(particularly single adults) belong in a hospital, how can yo.
build hcusing for them?
Seniors is one group for whom affordable housing p!.a.nninc
can bs accurate, often successfui and easier to gain local
approval. A great deal of innovation can be used here. Abov
all, this type of housing has to be accessible to two things:
transportation and services. Therefore, what sense would it :
to locate it in a remote area in c)ur south-east quadrant, for
instance?
The lack of housing for migrant agricultural labor is of
course a disgrace" even although the problem will disappear \
Carlsbad builds out. However, the recent inability of Encinil
to convert just one defunct motel for migrant housing is I
believe 5 pretty accurate indication of the difficulty of
building housing for this group. Trailers should be brought (
the agricultural sites.
already being provided by relatives in this city. What about
adult child living with parents, the senior living with a chi:
the handicapped adult being cared for by a relative? The rep(
really doesn't consider these people. Technically, all of thc
should be provided with housina. Would the city then pay a
stipend to their families? I doubt that. Often. these people
can't even be claimed as dependents for income tax purposes.
Let's now consider Carlsbad's housing stock and the repor
recommendation on how the affordable housing should be built.
First of all, 1 saw nothing in the Housing Element legislatior
that mandated that 3 city has to spend any of its own revenue5
Furthermore, a lot of federal and state funds have "dried up".
A great deal of housing for "low income" residents is
However, in the area of rehabilitation, there still may f:
money available. I am uuite shocked at the large number of
dilapidated or decaying residential structures in this city.
Unless this is reversed, their decline will result in areas of
0 . 4
high crirne, with lenders refusing to make any type of loar, in
area. Deteriorating areas always create even more need for
housing. People won't consider them as housing options, unle:
they are absolutely desperate. More and more Enits are reall:
sort of ''off limits". This decreases the housing stock and
increases the price of the other units, I don't think there i:
one thing a city can do that is m~re beneficial and pays g-rea'
dividends than to reverse urban blight -- whatever it takes
more inspectors, code enforcement, impounding of abandoned or
illegally parked vehicles, prevention of illegal business
activities., garage conversions, etc. In the long run it's mu1
cheaper to take remedial action than to let a project or bloc:
completely decay.
Whenever a building project is sv-bsidized by waiving fee:
someone else has to pick up the difference.
Since all fees are passed on to the buyer eventually, thl
result is that the other projects become even more expensive,
creating- even a greater need for affordable housing. It's a
vicious circle. Also, how can you consider lowering building
standards, particularly in earthquake country? In fact, the
higher the building density, the stricter the codes should be
That's why there are required exit and emergency signs in hot^
and not in houses6
1 am emphatically opp~sec! to a Real Estate transfer tax '
pay for anything. I consider it highly discriminatory. Why?
Because only one type of property is singled out. What about
other property which appreciates, such as stocks, bonds, jewe:
antiques, club memberships? What about people who arec't
selling? I think it is outrageous that a 70 year old widow g(
into a nursina home is taxed to pay for someone else's' housi~
Call it z hvnothetical I- case! but that's the scenario th3.t is
created.
We are unhappily ir, a five-year drought. Statewide,
residential water use is 15% of the total. However, the
residential customer has bzan hit with severe restrictions. :
there is a real emergency, I don't understand how one buildin!
permit is handed out. However, the report proposes that some1
if we retrofit our houses (to the tune of hundreds or even
thousands of dollars) somehow the water we save can provide wi
to hundreds of new homes, without any change in consumption!
"Retrofit" has become a nice little buzz-word. I'm not sure :
current residential customer should lose his landscaping
investment to supply water for new hook-ups. This point has E
made repeatedly, particularly in the last year.
e 0
5
Nothing in the Housing Element discusses how candidates 1
the low-income housing should be selected; by lottery, waitin?
list? Should a applicant have to be a resident or employed iI
Carlsbad for say, five years, or can anyone qualify, even a
recent arrival from out of state?
I haven't zddressed every point in this Sousing Element :
my comments are lengthy enough. Thank you for reading them.
In. COBC~US~O~, I do find it irc;nn.ic that at a time when mi
of the world is struggling to achieve a market economy, with (
blessin? and encouragement, this Housing Element report goes
completely against the concept.
ResFectfully submitted,
Henata B. Mulry
Carlsbad resident
October 21, 1991
' t 0 W
October 22 I 1991
Mayor Bud Lewis
1200 Carlsbad Village Drive Carlsbad, CA 92008
Re: Draft Housing Element of General Plan
Dear Mayor Lewis:
On behalf of the property owners who are the applicants 1 the recently filed Rancho Carrillo Master Plan Amendment, we 1 like to take this opportunity to express our general suppori
our specific reservations concerning the Draft Housing Eleme: the General Plan which is before the City Council tonight.
We encourage the City in its efforts to provide adec
housing to all segments of the community. High housing cos1 Carlsbad have resulted from a reduced supply of developable and expensive City fees and construction costs to meet the qui of life standards the residents of Carlsbad have demanded. ,
are all aware, those high housing costs have made reside: purchase or leasing by low and moderate income households nl unattainable in housing projects completed within the last sev
eight years.
While we look forward to working with the City in achiev
form of inclusionary zoning may well render projects economi infeasible and in so doing, exclude residential projects fro: City. Our comments to the Draft Housing Element are as foll
1. The 15% affordable housins soal is not attainable a unenforceable without specific implementins ordinances. You m aware that a representative of our group has been particip
with City staff and other members of the building industry 1 advisory committee for affordable housing. The challenge of committee and for the City tonight and in the near future ensure that the 15% inclusionary zoning standard set forth i
Draft Housing Element can be achieved without causii disproportionate share of the affordable housing burden to be by new residential development. Part of that burden mu: shouldered by the City as contemplated by Objective 3.7 01
Draft Housing Element.
broader base of affordable housing, we are concerned that a :
1 1 * w
Mayor and City Council October 22, 1991 Page 2
2. The Draft Housins Element mandate directins that 8!
1400 new affordable units be Provided within master DL communities will cause nesative economic impacts on developmen is an inefficient allocation mechanism. It has been recog] that affordable housing sites should be near employment and r(
support centers and public transportation facilities. characteristics will not always be available in or even nc
given master planned community. Therefore, in addition to subsidies the Housing Element should allow developers to pay a "in-lieuI1 fee or directly to provide alternative sites affordable housing outside a given master planned area or quad:
Such contributions are contemplated for specific plan areas qualified subdivisions under Policy 3.6(b) and should be add1
Policy 3.6 (a) .
3. Enforceable implementins ordinances of the Hol Element should be enacted followins a survey of existins afforc
housins and an analvsis of proiected deficiencies the: Imposition of conditions which aim to overcome deficiencies 1 would occur as a result of new development, as oppose cumulative deficiencies which would exist without new develop] can only be crafted after such a survey and analysis have completed. Ordinances implementing the City's Housing Element be grounded in a finding that new development 1381 se h reasonable relationship to a shortage of affordable housing. a nexus has not yet been demonstrated.
We wish to reiterate our support for the City in meetinc affordable housing objectives and we look forward to continui: work with the City toward that end. We wish to thank the COI for considering our comments to the Draft Housing Element.
Yours very truly,
CONTINENTAL HOMES
BY
Christopher J - Chamber! CJC:rf hsqelmt.rf
cc: Ann Kulchin Eric Larsen Julie Nygaard
Margaret Stanton Ray Patchett Marty Orenyak Michael Holzmiller Vince Biondo Residential Parcels/Zone 18
e w
PROJECT FUTURE P.O. BOX 4650
CARIBBAD, CALIFOMIA~ 92018
October 22, 1991
TOt CITY COUNCIL
CITY OF CARLSBAD
RE$ GPA 90-8 - HOUSING ELEMENT
Dear city councilmembers,
We have made numerous comments regarding the Negati.
Declaration. We believe that this document needs an EIR. Planni
staff and the Planning Commission have decided it does nat.
Specifically, answer #8 (to the comments by HCD) point o
just one of many of the potential. adverse impacts associat
with the adoption of the proposed dement.
Staff states the "under the existing General Plan the maxim
residential density that can be achieved is 15-23 d,u./;
(with a Growth Mahagement Control Point of 19 d.u./ac). I
permitting the upper limit of 23 d.u./ac. and providing i
least a 25% density boh116, 29 d.u./ac. could be attained,"
The response goes on to state that "there exists in excess (
6,000 acres of undeveloped Planned Community and Limit1
&mkr.c>l zbhed property with the City." These PC and LC zonc
are defined as "holding zones until more precise land UI
planning is done".
Therefore under the City's present land use plan and proposr
housing element, there is a potential for 174,000 dwellir
rr-ulecc r-ucure, p. 2 a m
units in the undeveloped areas of the City of Carlsbad.
The potential adverse impact of the proposed and promised {
HCD) density increases is not discussed anywhere in the eith
the proposed negative declaration or the proposed eleme
itself. Nor is the potential impact on public facilities a
schools, etc. addressed. Tn fact such an increase is n'
mentioned or evaluated.
Master Plans are designed to fBow from the Land Use Elemen
The Land Use Element should set a cap on the total number of acr
which can be desiqnated for 29 d.u./ac. within the City
Carlsbad. Then this cap for each of the Quadrants should
delineated within the Proposed Housing Element.
This type of planning is required to meet the density a]
intensity requirement of the Government Code, OPE Guidelines, a1
the KCD. This has not been done. The City of Carlsbad acts 86 ,
it may determine ultimate densities and intenxities at will, SOJ
time in the future. This is not the purpose of the General PLi
Process.
This is the type of potential adverse impact which the city
Negative Declaration does not mention, discuss or evaluate. Whij
the housing element is in fact a policy document, its adoption set
in motion the road map for the future of the city of L'arlsbad.
Environmental Impact Reports are done not only on "developmer
projects" but also on policy documents which have the potential t
set in motion future actions which create adverse impacts. Ti
EnVirOnmental Impact Report can be included within a General PI.;
Element, and in this case should evaluate how the proposed nt
policies and goals meet the requirements of the City's Land Us
Element and Growth Management Policy.
This single point requires more in depth evaluation. We d
R 0 e
hat believe that. a sentence hy sentence evalutll..ior) of tlle elem
is required to point: out ti~nt the Neyative becbarati.on cannot
supported.
Wle prup,,osed element.., while attempting tu meel; E;tr.at;e hous,
goals is in cwflict. wit11 other Blemeut;s, both adopted l
pxuposed, of the city ' B yr!nernl plan. while i;he city is planned
quadrants, the tutal nunbx or I~ousiny units 111 each quadrant,
ulthate &msit:.y, Lyp, a11d- design give rise tu a variety
envirunmental and sucin.1 impacts, sane pusitrive and son\e adver
whioh the City llas 1)(.11; even attempted to evaluate,
Instead this proposed element gives a 1au11dx-y list
pvseibilityies ~311~1 states that a11 lnay be t;r:iecf if t-ha priv
develup~tler1i; ir~dustxy wa1jt.s t~, Whj.Qll uol: L,it:)tf rlq a goLutioI2
pXWVIdillCJ ade(4llat.e lOW aY~d NlOderatC3 1kOUEiirlCJ wili<:il i.s i.11 keep
with the chauautser of the city, and its other goals.
A ckkizert * B iiousincj RI.~!ment C:o~rrrni~tteo should he c;rc?nt:ed
given tho j& of Po~~ml1Ia.~.:i.rl~ the Blement, a tlectlr11.que which
rec!ommenderl by the Off ice of PIa,nniny and ~esanrc11, and
successfully impl~mentetl in mst Cities in califosnia. Carlabat
one of tlie few wlrioh cut, tl~ residerllx out of tlje pla~sniny prod^
despite it+ 's so-called ttext.elwive publia review p.rvces~1~.
9incerely,
PROJECT FUTURE
Ahne Mauch
&. /k afxcA---"-.-
-.._
6 a LEGAL AID SOCIETY 6F SAN DIEGO, INC
Office of Ithe Public AtItolrmey
s?nb so ~~~~~~t sto
Oceanside, CA 92054 (bn91724-2740
(6119) 722-1935
1
f. YW !%:, :.. - m
October 22, 1991
Bud Lewis, Mayor
City of Carlsbad
1200 Carlsbad Village Drive Carlsbad, CA 92008
Re: Draft-City of Carlsbad Housing Element 1991-1996
Dear Mr. Lewis: <
The Legal Aid Society of San Diego, Inc. represents very-low
income residents of the City of Carlsbad. As throughout San
Diego County, the need for affordable housing constitutes a
crisis in the City of Carlsbad, While lower income house-
holds (those making 80% of median or below) represent over
25% of the City's population (Carlsbad's, Draft Housing Element 1991-1996, page 43) only 2.4% of the 26,931 housing
units in Carlsbad are affordable to the lower income.
(SANDAG Housing Needs Performance Report, Table 1, page 1,
November 23, 1990). Before commenting on Carlsbad's proposed
programs, it is necessary to question some of the assump-
tions made in assessing the City's needs. The Society hopes that these comments, and any resulting revisions to the
Housing Element, will provide the frame work for an aggres-
sive housing program to meet the needs of Carlsbad's very-
low income residents.
Needs Assessment
As part of the City's needs assessment, it is required to
focus on the special needs within its population, Although the homeless farmworker population is reasonably estimated at approximately 1,000 on a year-round basis and 3,000 at
peaks of the season, the urban homeless population is gros- sly underestimated at approximately 8 individuals (Draft Element, page 54). Because the City of Carlsbad provides no
services to resident homeless, it is understandably diffi- cult for the City to estimate this population. However, the neighboring City of Oceanside provides emergency shelter and
services to Carlsbad residents. In fact, the City is regu-
larly provided with data from the various social service
agencies in Oceanside when they apply to Carlsbad for CDBG
%w.wnPartby
Unl" af~oies3cunty
. Bud Lewis, Mayo October 22, 199
Page 2
0
funds to cover the cost of serving Carlsbad residents. The
City should contact the Ecumenical Society, Brother Bennos,
and other agencies in Oceanside as well as the San Dieguito Resource Center in Encinitas for more accurate figures with
regard to the number of Carlsbad's urban homeless.
The first step to house the homeless is the identification
of potential shelter sites. While Carlsbad notes that it
has established criteria for selecting these sites (Draft
Element, page 60) it fails to acknowledge that the criteria
established precludes any site from being so designated. On
April 2, 1991, the City Council heard Agenda Bill Item No.
11,102, an update on finding a Carlsbad location for an emergency shelter. In Eecember of 1990, the Council direc-
ted the staff to investigate shelter sites. The City sent over 100 letters to owners of vacant land in Carlsbad and
inventoried properties owned by the City, Carlsbad Municipal
Water District, School District and County of San Diego. No
city owned property or private land was deemed to meet the criteria established by the City, which suggests that the
City should re-evaluate its standards. While it would
certainly be desirable to locate shelters along transporta-
tion routes, requiring them to be adjacent to hiring halls
and police stations imposes negative stereo-types and precludes any shelter from being located in the City of
Carlsbad.
The City also underestimates the need for student housing.
While the new Cal State University, San Marcos Campus, has
approximately 1,000 students at this tine, it is projected that that amount will grow to 3,500 by the fall of 1992 and,
ultimately, to 25,000 full-time students. With no housing
provided on campus until, at the earliest, 1995, the impact felt in San Marcos and in the surrounding communities, including Carlsbad, will be substantial,
Another part of the needs assessment is analyzing the dis-
parity between residents' income and the cost of housing.
Table 16, on page 36, purports to show the number of renters
and owners in Carlsbad overpaying for housing. It is unclear from what year this data is taken. Nor can these figures be reconciled with those cited in the first para- graph of this letter. The Needs Assessment for Carlsbad's
1985 Housing Element cites the 1980 United States Census in
acknowledging that 83.2% of very-low and low income Carlsbad
households paid in excess of 25% of their income for hous-
ing. By including the year from which this data is taken,
the number of total households for that year, and thus the
percentage of total households overpaying in the renter and
owner categories, than this information can be verified and
will be more useful,
. Bud Lewis, Mayo October 22, 199 Page 3 0
While Carlsbad has no federally subsidized units, and there-
fore does not need to address the needs created by their
risk of conversion to market rate, in reporting to SANDAG,
Carlsbad claims it has created nearly 300 affordable units
locally. (SANDAG Regional Housing Needs Statement, Table 7,
page 10, November 23, 1990). These units were allegedly
created by virtue of a senior ordinance, a mortgage revenue
bond, and density bonuses. The City needs to identify to
whom these units are affordable (very-low or low income), at what rates, and for how long. With this data the City can
then address what actions will be taken to preserve their continued affordability, when, and through what funding mechanisms.
Governmental Constraint
While expedited processing and permit procedures is a cred-
ible first step to removing governmental barriers to the
construction of affordable housing, it is not a meaningful
one if there is no land upon which that housing may be
built. The State Department of Housing and Community Deve- lopment estimates that densities of 8 to 18 dwelling units per acre are necessary to construct affordable housing for
moderate income households, 18 to 25 dwelling units per acre for low income and 25 to 40 dwelling units per acre for the very-low income. Carlsbad identifies land in its three
highest density categories as being sufficient to produce
enough multi-family housing to meet its five-year Fair Share
goal. At 6, 11.5 and 19 dwelling units per acre, respecti-
vely, these zones are of inadequate densities to meet Carls-
bad's actual housing needs, or their Fair Share goals. Of
concern is not only the low densities allowed but the fact
that the tenure of the housing to be built in these zones,
dwelling units per acre the resulting housing product will
be either attached homes or townhomes for ownership, far out
of the economic reach of the very-low, low, or moderate
income. Even Carlsbad's highest density, at 19 dwelling
units per acre does not provide adequate land upon which to
develop its Fair Share goal over the next five years. Only
59.91 acres located in but 2 of the 25 local facilities
management zones, are zoned RH (19 dwelling units per acre).
While it is true that if each of these acres is developed at its maximum yield, Carlsbad's Fair Share goal will be
achieved, it is inconceivable that this could occur. Not
all of the raw land may be developable. Further, room is
needed for streets, sidewalks and other developments includ-
ing shops, park areas, day care, schools, etc. Nor is their
any indication that all of these remaining high-density acres will be developed within the next five years or that
is not restricted. It is far more likely that at 6 and 11.5
. Bud Lewis, Mayor
October 22, 1991
Page 4 e
all of the units developed in these two zones will be
affordable to the very-low and low income. Carlsbad simply
has inadequate land zoned of a sufficiently high-density to
either meet its actual needs or its minimum fair share obligations.
Nor is it clear that the redevelopment area includes land zoned of a sufficiently high-density to facilitate Redeve-
lopment Law's inclusionary housing requirements. The City
anticipates that approximately 350 new housing units will be
built in the redevelopment area, over the life of the plan.
(Draft Element, page 80). Should this housing be developed
by the City or Agency, not less than 30% must be affordable
to lower and moderate income households with at least 50%
affordable to the very-low income. If developed by a priv-
ate entity, then 15% must be affordable with 40% set aside
for the very-low income. Further, Redevelopment Law has
targeting requirements to assure that all housing developed
over the life of the plan meets the needs of the very-low,
low, and moderate income in proporation to their representa-
tion in the population. It is unclear from the City's brief discussion, whether adequate land has been set aside to
develop the mandated affordable housing.
Without an effective preservation program, the City will
lose ground in its effort to provide more affordable housing
opportunities. New construction alone is not the whole
solution. Historically, the City has been content to allow
owners with substandard housing to demolish their units
rather than rehabilitate and preserve them. The Society endorses Carlsbad's more progressive approach, as reflected on page 82, which calls for combining Code Enforcement activities with rehabilitation programs, thus preserving the units for lower income families.
With regard to expedited permit and processing procedures, it is unclear whether the City intends to offer these cost savings only to housing developments which are entirely low
income or to those which are mixed, including market rate units. To further the City's policy of disbursing afford-
able units throughout its jurisdiction, it may want tc
consider offering this incentive to mixed projects as well
as those which are entirely affordable.
Goals/Ojectives/Policies/Programs
Despite the overwhelming need of families, including large
families, for affordable rental housing and Carlsbad's large
homeless population of farmworkers and day laborers, Carls- bad's sole commitment with regard to developing housing for
. Bud Lewis, Mayo October 22, 199 Page 5
0
any of its special needs populations is a commitment to build 200 units for seniors, This is especially dishearten-
ing in light of the fact that Carlsbad has exclusively
assisted senior housing developments in the past. While the
need for affordable senior housing is real and certainly
worthy of attention, the preservation, rehabilitation and
development of affordable senior housing must be put in perspective with the needs of other special populations in
Carlsbad, In addition, as evidenced on the attachment,
implementation of Carlsbad's programs would result primarily in the development of housing for low and moderate income
households, and only to a very minor degree to very-low
income households, those most in crisis from the lack of
affordable housing. ./
By far the majority of programs proposed by the City involve
either monitoring the loss of affordable housing or research
regarding solutions to the affordable housing crisis. Much
of this work has already been done, and Carlsbad need not
expend its precious resources to reinvent the wheel. For
example, Goldfarb and Lipman has a report entitled "The
Affordability Gap Analysis". Local resources such as LISC
and Enterprise may be tapped as well, What is really needed
is for Carlsbad to develop the in-house expertise on how to
leverage local dollars with state and federal programs so
that the City may in turn educate the development community
about these resources.
Carlsbad cites the Redevelopment Set Aside for Low and Moderate Income Housing, as one of the funds that will pay for these studies. This is an inappropriate use of this
Fund. Community Redevelopment Law requires that the Low and Moderate Income Housing Fund be used, to the maximum extent
possible, to defray the cost of production, improvement and
preservation of very-low, low, and moderate income housing.
The amount of money spent for planning and general adminis-
trative activities must not be disporportionate to the
amount actually spent for the housing. In addition, plan- ning and general administrative costs payable from the Fund
must be directly related to the programs and activities
authorized by Community Redevelopment Law and must be direc-
tly attributable to a specific project, Planning and admi-
nistrative costs associated with the preparation and revi-
sion of the Housing Element, inclusionary housing program,
density bonus program or other activities of general appli-
cability are not appropriately attributable to the Low and
Moderate Income aousing Fund. At a minimum, expenditure of
the Fund on the following programs, as proposed, would be
inappropriate: 1.10, 2,2, 2.4, 3.3, 3,7e, 3.9, 3.13, and
6.3, Rather, the actual development of very-low income
housing (as proposed in program 3.5) and acquiring land for
future affordable housing development (as proposed ir
1. .
.-
. Bud Lewis, Mayo
October 22, 1991 0
Page 6
program 3.12) are appropriate uses of the Fund.
Specifically with regard to the density bonus program (No.
3.7, Draft Element page 1241, the Society encourages the
City to do more than the minimum required under state law.
A density above the minimum 25% may be awarded to projects
including more than the minimum percentage of affordable units. In addition, the duration of affordability, 30
years, should be extended. The City should provide a menu
of options, to be selected by the developer, as additional
incentives. Reductions in the square footage, lot size, set back and parking requirements should be included. While one
incentive may make a particular project work, other or addi-
tional incentives may be required for yet another affordable housing development.
In developing the inclusionary housing program for master
plan communities, residential specific plans and qualified
subdivisions, the Society endorses Carlsbad's efforts. Of the 15% to be affordable to lower income households, we urge
Carlsbad to require that: (1) At least 40% of those units be
affordable to the very-low income,. and (2) All regulated
units be affordable, in perpetuity. If we have learned
nothing from the experiment of the late ~O'S, with federal
programs such as Section 236 and 221(d) (31, we have learned
rents which may be charged fnr a period of only 20 years
merely defers the crisis to another generation. Throughout San Diego County, approximately 10,000 federally subsidized
units are eligible to convert to market rate between 1988
and the year 2008. Affordability is achieved through a
variety of financing mechanism and the leveraging of local monies with state and federal resources. Thus, affordabi- lity is "built-in" from the beginning, It, is therefore, purely arbitrary to restrict the units for merely 20 or 30
years. There is absolutely no reason that those units
cannot remain affordable into the future, And certainly
they should, as the need for affordable housing will conti-
nue to grow.
The City's resources for affordable housing development are precious and few. If the City is going to depend on the
private sector to develop low and moderate income housing,
along with other incentives such as expedited processing,
then the City's resources should be directed entirely to the
very-low income, We encourage the Council to recommend that
revisions be made to the Housing Element to focus your
resources on this most needy group.
that restricting the income level of the occupants and the
through its inclusionary housing and density bonus programs,
-. Bud Lewis, Mayo October 22, 199
Page 7
e
If you have any questions regarding my comments, or I can be
of any help in this effort, I would be happy to speak with
you and your staff further about my suggestions. I remain
Sincerely,
LEGAL AID SOCIETY OF SAN DIEGO, INC. &% CATHERINE A. RODMAN
Attorney at Law
CAR/b
cc: City Council Ray Patchett, City Manager
Vincent F. Biondo, Jr., City Attorney
Mike McLaughlin, SANDAG
William Andrews, State of California, Department of Housing and Community Development
9 9
ATTACHMENT
No. /Name Very Low Low - Mc
PROGRAMS
NEW CONSTRUCTION
3.4.a/b Senior Housing / """" 200"""" /
3.6.a Inclusionary /--""-""""- 853------------------ /
Housing (Master Plans/Specif ic Plans)
3.6.b Inclusionary /----"""""-- 233""""""""" /
Housing (Specific Plans/Qualified Subdivisions)
/ 3.7.c Housing /"""- 190 """_ / "" "" 130 """"
Authority (New Housing Prod Program)
3.7.d Section 8 /"""""""" 103""""""""" /
3.10.a Mortgage /""" Revenue Bonds
3.1O.c Inclusionary /""" Housing (Master/Specific Plan)
REHABILITATION
1.6 Rehabilitation /-----------------5O------------------ /
Subsidies/Rentals
1.7 Acquisition /"""-10""""/""""-40"""" /
Rehabilitate
1.9 Rehabilitation / -------__----____ 25"""""""-"- / Owner Units
PRESERVATION
1.1 Condo Conv. /""""""""""""""~""""""".
1.2 Mobilehome Park/----------------------------O--------------.
1.3 Mobilehome Park/----------------------------O--------------.
TOTALS : /- """ 110"""" """_ / / 15p+""-- _____,
..' c m *
(Form A)
TO: CITY CLERK ' S OFFICE
FROM: PLANNING DEPARTMENT
RE: PUBLIC HEARING REQUEST
Attached are the materials necessary for you to notice -
GPA 90-8 - GENERAL PLAN AMENDMENT - HOUSING ELEMENT
for a public hearing before the City Council.
I
Please notice the item for the council meeting of I&
.
Thank you.
MARTY ORENYAK 9/20/91
Assistant City Manager Date
e e
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN that the City Council of the City of Carlsbad will hold a public he.
at 1200 Carlsbad Village Drive (formerly Elm Street), Carlsbad, California, at 6:OO PM., on , 1991, to consider a request for approval of the revision to the Hol
Element of the City of Carlsbad's General Plan.
This revised Housing Element includes a review of the City's existing Housing Elemen
assessment of current and future Citywide housing needs, an analysis of constraints
opportunities to new housing production or rehabilitation, and a comprehensive action plan to the City's identified housing needs. Included within the action plan are 6 long-term goals, 35 s
term objectives, 16 policies and 50 action programs through which the City will impleme,
housing program over the next five years.
Those persons wishing to speak on this proposal are cordially invited to attend the public hea
If you have any questions, please call Chris DeCerbo in the Planning Department at 438-1 161
4445.
If you challenge the Revision of the Housing Element in court, you may be limited to raising
those issues you or someone else raised at the public hearing described in this notice or w
correspondence delivered to the City of Carlsbad at or prior to the public hearing.
CASE FILE: GPA 90-8
APPLICANT: CITY OF CARLSBAD
PUBLISH:
CITY OF CARLSBAD
CITY COUNCIL
ill @* pcD &!>/ (-(J+pliPd
I e 0
NOTICE OF PUBLIC HEARING
REVISION TO THE HOUSING ELEMENT OF THE GENERAL PLAN
GPA 90-8
NOTICE IS HEREBY GIVEN that the City Council of the City of Carlsbad will a public hearing at the City Council Chambers, 1200 Carlsbad Village D (formerly Elm Avenue), California, at 6:OO p.m, on Tuesday, October 22, 199 consider a request for a revision to the Housing Element of the Cit Carl sbad’s General P1 an.
The revised Housing Element includes a review of the City’s existing Ho Element, an assessment of current and future Citywide housing needs, an ana of constraints and opportunities to new housing production or rehabilitation a comprehensive action plan to meet the City’s identified housing n Included within the action plan are 6 long-term goals, 35 short term object 16 policies and 50 action programs through which the City will implemen housing program over the next five years.
If YOU have any questions regarding this matter, please call Chris DeCerbo i P1 anning Department, at 438-1161, ext . 4445.
If you challenge the Revision of the Housing Element of the General P1 i court, you may be limited to raising only those issues raised by you or so1 else at the public hearing described in this notice, or in written corresponl delivered to the City of Carlsbad City Clerk’s Office at or prior to the pi hearing .
APPLICANT: City of Carlsbad PUBLISH: October 11, 1991 CARLSBAD CITY COUNC
b2CT 16 '91 BB; '35 SCII-ITHIZW
*_. .. -+ e
I I, m
NOTICE IS HEREBY Q1VEN that the City Councll al the Clty Of Carisbad will hold a publlc hearing at the Clty Council Chambers, 1200 Carfsbad Vlllage Drive (formerly Elm Avenue), Carlsbad, Callfornla, at 8:OO P,M., on Tuesday, October 22, I991 , to mnslder a request for a revision to the Houslng Element of the City of Carisbad's Oensral Plan,
The revised Housing Element include6 a review of the City's existlng HOU6lnt~ Element, an assessment of current and future Citywide housing needs, an analysis of c~nstralnts and opportunitiea 16 new housing production or rehabilitalion, and a comprehensive action plan to meet the City's identifled houslng needs, Included within the adlon plan are 8 long-term goals, 35 short tern objectives, 16 potlcies and 50 action programs through whlch the City wifl Implement its houslng pragrarn over the nexl five years.
If you have any questtons regardlrtg this matter, please call Chris DeCerbo In the Planning Dapartmenz, at 438-1 761, ext. 4445,
H you challenge thw Revlelm of the Housing Element af the General Plan in coun, you may be limited to ralsing only those issues raised by you or someone else at the public hearing described in thls notice, or in written correspondence dellvered tu the City sf Carlsbad City ClWk's Offlce at or prlor to the public hearing.
APPLICANT: City of Carlsbad I PUBLISH: October 11, 1991 CARLSBAR CITY COUNCfL
FRIDAY City-of-Cbad-10-11 3x5 ciinainzfiGy 10-1 1 ' '
()ib: Ki!i@p* c"l
..
Carlsbad Journal
Decreed A Legal Newspaper by the Superior Court of Son Diego County
Mail all correspondence regarding public notice advertising to
W.C.C.N. Inc. P.O. Box 230878, Encinitas, CA 92023-0878 (619) 753-6543
Proof of Publication
STATE OF CALIFORNIA, ss.
COUNTY OF SAN DIEGO,
I am a citizen of the United States and a resident of the county aforesaid;
I am over the age of eighteen years, and not a party to or interested in the above enti
I am principal clerk of the printer of the Carlsbad Journal, a newspaper of general
published weekly in the City of Carlsbad, County of San Diego, State of California, and which
is published for the dissemination of locaI news and intelIigence of a genera1 character,
newspaper at all times herein mentioned had and still has a bona fide subscription lis
subscribers, and which newspaper has been established, printed and published at regular intc
said City of Carlsbad, County of San Diego, State of California, for a period exceeding one
preceding the date of public;
notice hereinafter referred to; i
notice of which the annexed i
copy, has been published in e
and entire issue of said newspa
in any supplement thereof on
ing dates, to-wit:
October 10
I certify under penalty of perj
foregoing is true and correct,
Carlsbad, County of San Diego, :
fornia on the 10th
day of October, 199 w / Clerk I
c
-
NOTICE -OF PUBLIC HEARING REVISION TO THE HOUSING ELEMENT OF THE GENERAL PLAN. . GPA 90-8
NOTICE IS HEREBY GIVEN that the City Council of the City of Carlsbad will hold a public hearing at the City Council Chambers, 1200 Carlsbad Village Drive (formerly Elm Avenue), California, at 6:OO p.m. on Tuesday, October 22,1991, to, consider a request for a revision to the Housing Element of the City of Carlsbad's General Plan. The revised Housing Element includes a review of the City's existing Housing Element, an assessment of current and future Citywide housing needs, an analy- sis of constraints and opportunities to new housing production or rehabilita- tion, and a comprehensive action plan to meet the City's identified .housing needs. Included within the action plan are 6 long-term goals, 35 short term. objectives, 16 policies and 50 action programs through which the City will imple- ment its housing program over the next five years. If you have any questions regarding this matter, please call Chris DeCerbo in the Planning Department, at 438-1161, ext. 4445. If you challenge the Revision of the Housing Element of the General Plan in
court, YOU may be limited to raising only those issues raised by you or someone else at the public hearing described in this notice, or in written correspondence delivered to the City of Carlsbad City Clerk's Office at or prior to the public hearing.
Applicant: City of Carlsbad
CARLSBAD CITY COUNCIL
CJ 6363: October 10,1991
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- CITY CLERK'S OFFICE COPY
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CITY COUNCIL
CLAUDE A. LEWIS, MAYOR
ANN J. KULCHIN, MAYOR PRO TEM
ERIC LARSON
JULIANNE NYGAARD
MARGARET STANTON
PLANNING COMMISSION
ROBERT HOLMES, CHAIRMAN
TOM G. ERWIN, VICE-CHAIRMAN
MATTHEW HALL
MARY MARCUS
JEANNE B. McFADDEN
CLARENCE SCHLEHUBER
SHARON SCHRAMM
STAFF
RAY PATCHETT, City Manager
MARTY ORENYAK, Community Development Director
MICHAEL HOLZMILLER, Planning Director
DENNIS TURNER, Principle Planner
TOM PONSFORD, Associate Planner, Project Manager
RENEE GRABLE, Planning Intern
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THE CITY OF CARLSBAD
The City of Carlsbad, California, incorporated in 1952, is approximately 40 square miles of bea
coastal San Diego County. Known as the "Village by the Sea," Carlsbad has the charm of a q
seaside community together with the contemporary feel and look of a progressive bus
environment.
Named for a famous spa in Karlsbad, Bohemia (because of the similarity of the mineral water), Cal
is bordered on the west by uncrowded Pacific beaches and on the east by rolling hills and char
covered mesas.
Carlsbad has evolved in the past decade as a focal point in North San Diego County for busines
cultural activity. The city welcomes progressive and creative businesses to explore some of San
County's most prime industrial land and commercial opportunities.
Its progressive city government legislates a unique balance of public services and planning stra.
to meet the current and future needs of the citizenry. Though committed to economic growth, tt
is critically sensitive to Carlsbad's unique ecological position as a coastal city of beaches, 1
lagoons, and unspoiled canyons.
Carlsbad is strategically located between two of California's largest metropolitan areas - Los AI
90 miles to the north and San Diego 35 miles to the south. A major freeway, Interstate 5, tra\
the city from the north to south, providing easy access and transportation to all points of Sot
California.
Carlsbad boasts one of the most attractive climates in Southern California. Virtually smog-fre
air is regularly cleansed by the cool ocean breezes of the Pacific. Its vivid blue skies, low hun
and light rainfall make the Carlsbad area delightful for living, working and playing. Temperatures
from an average of 58 degrees in January to an average of 73 degrees in July. Annual r
averages about 7 inches, most of it falling between October and February.
Source: Culsbd Chmbar of Commsrce. Cammvlity Overv~ew
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EXECUTIVE SUMMARY
The Housing Element is one of the most important of the mandatory elements required to be included
in a jurisdiction’s General Plan. Within the last ten years substantial changes have been made to the
statutes that concern the information required and the processes that produce the Housing Element.
The Housing Element is divided into four major sections. Section One deals with a review of the City’s
previous Housing Element, what programs were successful, and what programs were not. The purpose
of this section is to critically look at past housing programs for better success in the next five year
housing period.
Section Two is the Elements housing inventory, needs analysis and demographic projections. It also
looks at housing for special groups such as the elderly, handicapped and the homeless.
Section Three identifies the constraints and opportunities for housing production within the City. It
looks at all constraints that are applicable to Carlsbad. Some of these constraints are major and some
have little impact individually, but cumulatively may be substantial. After each constraint a mitigating
opportunity may be identified in order to overcome constraints. An inventory of the total acreage in
Carlsbad is identified along with the approximate amount of residential acreage still to be developed.
Section Four identifies the City’s Goals, Objectives and Policies that deal with housing development.
The housing needs are identified and programs to meet these needs are offered.
The Housing Element as presented represents a commitment by the City to provide for existing and
future housing needs for all economic ranges. It also must be identified that Carlsbad may have
significant constraints to development of some types of housing and that a commitment must be
maintained to development of opportunities for housing that has been previously overlooked.
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TABLE OF CONTENTS
BACKGROUNDANDINTENT........................................
STATELAW ................................................... RELATIONSHIP TO OTHER ELEMENTS .................................
SECTION ONE - REVIEW OF PREVIOUS ELEMENT
HOUSING NEEDS PERFORMANCE ....................................
REVIEW OF HOUSING ELEMENT 1985 - 1990 ...........................
SUMMARY ....................................................
SECTION TWO - HOUSING INVENTORY AND NEEDS ASSESSMENT
HOUSING NEEDS ANALYSIS .......................................
POPULATIONGRO~H ...................................... POPULATION PROJECTIONS ..................................
POPULATION BY AGE GROUP .................................
POPULATIONBYRACE ...................................... HOUSING PROJECTIONS .....................................
HOUSINGTRENDS .........................................
APPROVEDANDPROJECTED UNITS ............................
HOUSINGCOSTS ..........................................
RENTS ............................................
SALESANDRENTCOSTS .............................. HOUSEHOLD CHARACTERISTICS ....................................
HOUSEHOLDSIZE IIII.,o.,,l.III,II,~III.,II~II~IIIIII~II
VACANCYRATES ......................................... HOUSING UNITS BY TYPE ....................................
HOUSINGTENURE .........................................
OVERCROWDEDUNITS ...................................... HOUSEHOLD INCOME ......................................
PRESERVATION OF AT-RISK UNITS ..................................
EMPLOYMENT ................................................
EMPLOYMENTTRENDS .....................................
JOBSHOUSINGBALANCE...................................
SPECIAL HOUSING NEEDS ..................................
ESTIMATED HOMELESS POPULATION .....................
SHELTER CAPACITIES, SERVICES & SCREENING AGENCIES ..... POTENTIAL SHELTER SITES ............................
ESTIMATED FARMWORKER POPULATION ..................
SINGLEPARENTS ...................................
LARGE FAMILY HOUSEHOLDS I I a I I 1 , I 8 e I e e e a b 1 1 n I I I I * 1 I SENIOR/ELDERLY POPULATION ..........................
HANDICAPPED ..................................... MILITARY FAMILIES ..................................
STUDENTS ........................................ HOUSING NEED BY INCOME CATEGORY ........................
LOW AND VERY-LOW INCOME HOUSEHOLDS ...............
MODERATE INCOME HOUSEHOLDS ......................
UPPER INCOME HOUSEHOLDS ..........................
EMPLOYMENT BY OCCUPATIONAL SECTOR ......................
HOUSING NEEDS
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SECTION THREE . OPPORTUNITIES. CONSTRAINTS. LAND INVENTORY. ENERGY CONSERVATION
OPPORTUNITIES AND CONSTRAINTS TO HOUSING DEVELOPMENT .................. 70 GOVERNMENTAL CONSTRAINTS ..................................... 71
LANDUSECONTROLS ....................................... 71
ZONING ............................................ 71 MITIGATING OPPORTUNITIES ............................. 73
GROWTH MANAGEMENT ..................................... 74
MITIGATING OPPORTUNITIES ............................. 75
GENERAL PLAN DENSITIES .................................... 78
MITIGATING OPPORTUNITIES ............................. 79
REDEVELOPMENTPLAN ...................................... 80
OPEN SPACE REQUIREMENTS .................................. 81
MITIGATING OPPORTUNITIES ............................. 81
DE'IELOPMENT STANDARDS .................................. 81
MITIGATING OPPORTUNITIES ............................. 81
BUILDING, ELECTRICAL AND PLUMBING CODES ..................... 82
MITIGATING OPPORTUNITIES ............................. 82
CODE ENFORCEMENT PROGRAMS ............................... 82
MITIGATING OPPORTUNITIES ............................. 82
OFFSITE IMPROVEMENTS ..................................... 83
CIRCULATION IMPROVEMENTS ................................. 83
MITIGATING OPPORTUNITIES ............................. 83
FEES AND EXACTIONS ....................................... 83
MITIGATING OPPORTUNITIES ............................. 83
WAIVING OF PFF FEES .................................. 83
HOUSING-IN-LIEU FEES ................................. 85
JOBS HOUSING IMPACT FEES ............................ 85
REAL PROPERTY TRANSFER ASSESSMENT TAX ............... 85
PROCESSING AND PERMIT PROCEDURES .......................... 86
MITIGATING OPPORTUNITIES ............................. 87
CALIFORNIA ENVIRONMENTAL QUALITY ACT ...................... 87
MITIGATING OPPORTUNITIES ............................. 87
MITIGATING OPPORTUNITIES ............................. 88
NON-GOVERNMENTAL CONSTRAINTS ................................. 89
AVAILABILITY AND USE OF PUBLIC FINANCING ................ 89
CURRENTRATES ...................................... 90 MITIGATING OPPORTUNITIES ............................. 92
MORTGAGE REVENUE BONDS ............................ 92
PUBLIC FINANCING .................................... 92
LOW INCOME PERMANENT FINANCING ...................... 93
COMMUNITY REINVESTMENT ACT ......................... 93
MITIGATING OPPORTUNITIES ............................. 80
STAFFING ................................................ 88
FINANCING ............................................... 89
REDEVELOPMENT SET-ASIDE FUNDS ....................... 93
COMMUNITY DEVELOPMENT BLOCK GRANT FUNDS ............ 93
PRICEOFLAND ............................................ 94
MITIGATING OPPORTUNITIES ............................. 94
IMMINENT DOMAIN/FRIENDLY CONDEMNATION ............... 94
LANDBANKING ....................................... 95 GOVERNMENT/PUBLIC LAND ............................. 95
CONSTRAINED ACREAGE ................................ 95
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COSTOFCONSTRUCTION ....................................
LABOR ............................................. AVERAGE CONSTRUCTION COSTS ..............................
MITIGATING OPPORTUNITIES .............................
FACTORY BUILT HOUSING/MANUFACTURED HOUSING ..........
DEVELOPMENTSTANDARDS ............................. CONSTRUCTION MANAGEMENT ...........................
ENVIRONMENTAL CONSTRAINTS ...............................
ENDANGEREDSPECIES ....................................... MITIGATING OPPORTUNITIES .............................
DROUGHT AND WATER SUPPLY ................................
CONSTRUCTION ...................................... LONG TERM AVAILABILITY ..............................
MITIGATING OPPORTUNITIES ............................ ,
TOPOGRAPHY ............................................ MITIGATING OPPORTUNITIES ............................
SENSITIVEHABITATS ....................................... MITIGATING OPPORTUNITIES ............................
COASTALZONE ........................................... MITIGATING OPPORTUNITIES ............................
AGRICULTURE LAND/WILLIAMSON ACT ..........................
MITIGATING OPPORTUNITIES ............................
AIRPORT LAND USE PLAN ...................................
MITIGATING OPPORTUNITIES ............................
VACANTLANDINVENTORY ........................................ ENERGY CONSERVATION IN HOUSING DEVELOPMENT .....................
SECTION FOUR - GOALS, OBJECTIVES, POLICIES, PROGRAMS ....................
GOAL 1 (PRESERVATION) .........................................
GOAL 2 (QUANTITY AND DIVERSITY OF HOUSING STOCK) .................
GOAL 3 (GROUPS WITH SPECIAL NEEDS, INCLUDING LOW AND MODERATE INCOME HOUSEHOLDS) .....................................
GOAL 4 (HOUSING, JOBS, WORK FORCE BALANCE) ......................
GOAL 5 (RESOURCE CONSERVATION) ................................
GOAL 6 (OPEN AND FAIR HOUSING OPPORTUNITIES) .....................
PRIORITIES, CITIZEN PARTICIPATION, UPDATE AND REVIEW ................
INTRODUCTION ........................................... CITIZEN PARTICIPATION .....................................
MANDATED REVIEW AND UPDATE .............................
APPENDICES
V
LIST OF TABLES
PAGE #
POPULATION 1980 - 2000
TABLE1 ........................................................ 1
HOUSING NEEDS PERFORMANCE
TABLE2 ........................................................ 6
POPULATION TRENDS
TABLE3 ....................................................... 26
PERSONS PER HOUSEHOLD
TABLE4 ....................................................... 27
POPULATION BY AGE GROUP
TABLE5 ....................................................... 28
MEDIAN AGE
TABLE6 ...................................................... 28
POPULATION BY RACE
TABLE7 ...................................................... 30
PROJECTS IN SUBMITTAL
TABLE8 ....................................................... 31
PROJECTED HOUSING UNITS
TABLE9 ....................................................... 31
AGE OF HOUSING STOCK
TABLE10 ...................................................... 32
CONDITION OF RESIDENTIAL STRUCTURES BY TENURE
TABLE11 ...................................................... 32
CONSTRUCTION OF HOUSING UNITS
TABLE12 ...................................................... 33
APPROVED UNITS AS OF 12/90
' TABLE13 .................................................... .. 34
AVERAGE RENTS
TABLE14 ...................................................... 34
LOWER INCOME RENTS
TABLE15 ...................................................... 35
HOUSEHOLDS PAYING MORE THAN 25%
TABLE16 ..................................................... 36
REGIONAL ACERAGE RENTS
TABLE17 ....................................................... 36
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PERSONS PER HOUSEHOLD BY TYPE OF UNIT
TABLE 18 ........................... .................. ........
VACANCY RATES
TABLE19 ............................. ........................
NEW HOUSING BY TYPE
TABLE20 .....................................................
HOUSING TENURE
TABLE21 .....................................................
OVERCROWDED UNITS
TABLE22 .....................................................
CARLSBAD HOUSEHOLD INCOME DISTRIBUTION
TABLE23. I ..I ,. I I..I I a I I., I I. I I 1,,,,~,,,,,,,,,,,,,,,,,,,,,,,1
CARLSBAD MEDIAN HOUSEHOLD INCOME
TABLE24 .....................................................
CARLSBAD MAJOR EMPLOYERS
TABLE25 .....................................................
EMPLOYMENT TRENDS
TABLE26 .....................................................
EMPLOYMENT BY OCCUPATION
TABLE27 .....................................................
EMPLOYMENT BY INDUSTRY
TABLE28 ......................................................
WEEKLY EARNINGS OF OFFICE, PROFESSIONAL AND TECHNICAL WORKERS
TABLE29 .....................................................
HOURLY EARNINGS
TABLE30 .....................................................
HOMELESS PROGRAMS AND SERVICES OFFERED BY CITY CHURCHES
TABLE31 .....................................................
HOMELESS PROGRAMS AND SERVICES
TABLE32 .....................................................
SINGLE PARENT WITH CHILDREN
TABLE33 .....................................................
LARGER HOUSEHOLDS
TABLE34 .....................................................
MILITARY HOUSING NEEDS
TABLE35 .....................................................
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FUTURE HOUSING NEED BY INCOME CATEGORY 1991 -1 996
TABLE36 ........... .....so..., ....., I.II...~II.,I,4 ,,,, a~IIII, 65
AVERAGE PRICE OF HOMES SOLD DURING 1989
TABLE37 ...................................................... 66
MEDIAN AND AVERAGE HOUSING PRICE
TABLE38 ...................................................... 68
COST OF RESALE HOMES
TABLE39 ...................................................... 69
CARLSBAD HOME AND CONDO PRICES
TABLE40 ...................................................... 69
RESIDENTIAL ZONING DISTRICTS
TABLE41 ...................................................... 71
OVERLAY ZONES
TABLE42 ...................................................... 72
(NOT USED)
TABLE43 .........................................................
DWELLING UNITS BY QUADRANT
TABLE44 .................. ;.. ................................. 76
GENERAL PLAN RESIDENTIAL LAND USE DENSITIES
TABLE45 ..................................................... 78
FEES FOR PROTOTYPE HOME
TABLE45 ...................................................... 85
PROCESSING TIME
TABLE47 ...................................................... 87
CHANGES IN INTEREST RATES
TABLE48 ...................................................... 91
MORTGAGE INTEREST RATES
TABLE49 ...................................................... 91
MONEY RATES
TABLE50 ...................................................... 92
CARLSBAD SENSITIVE SPECIES LIST
TABLE51 ...................................................... 99
ACERAGENNIT YIELD
TABLE52 ..................................................... 106
RESIDENTIAL LAND INVENTORY
TABLE53 ....................................,................ 108
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EXCERPTS FROM THE CALIFORNIA GOVERNMENT CODE
Article 10.6 Housing Elements
Policy
65580. The legislature finds and declares as follows:
fa) The availability of housing is of vital statewide importance, and the early attainme,
decent housing and a suitable living environment for every California family is a priority o
highest order.
fbl The early attainment of this goal requires the cooperative participation of governmen'
the private sector in an effort tc expand housing opportunities and accommodate the hoc
needs of Californians of all economic levels.
(cl The provision of housing affordable to low-and moderate-income households require
cooperation of all levels of government.
Id) Local and state government have a responsibility to use the powers vested in thr
facilitate the improvement and development of housing to make adequate provision fc
housing needs of all economic segments of the community.
le) The legislature recognizes that in carrying out this responsibility, each local goverr
also has the responsibility to consider economic, environmental, and fiscal factor:
community goals set forth in the general plan and to cooperate with other local govern,
and the state in addressing regional housing needs. (Added by Stats, 1980, Ch. 1 143.)
Uncodified policy
Sec. 1. The Legislature finds and declares that the need for lower income housing is incrl
throughout the state. The Legislature further declares that local governments and the F
sector must work together to produce the necessary affordable housing; and in so doin
local governments must offer the private sector incentives for the development of affo
housing to ensure adequate housing for all Californians. (Added by Stats. 1985, Ch.
Amended by Stats. 1986, 1 190. Urgency; effective September 26, 1986; Amended by
1989, Ch. 8421.
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Uncodified policy
Sec. 1. The Legislature finds and declares that because of economic, physical, and mental
conditions that are beyond their control, thousands of individuals and families in California are
homeless. Churches, local governments, and nonprofit organizations providing assistance to
the homeless have been overwhelmed by a new class of homeless: families with children,
individuals with employable skills, and formerly middle-class families and individuals with long
work histories.
The programs provided by the state, local, and federal governments, and by private
institutions, have been unable to meet existing needs and further action is necessary. The
of homeless and the causes of homelessness, and for systematic exploration of more
comprehensive solutions 10 the problem. Both local and state government have a role to play
in identifying, understanding, and devising solutions to the problem of homelessness.
(Amended b y Stats. 1984, Ch. 169 I. Urgency; effective October I, 1984; Amended by Stats.
1986, Ch. 1383; Amended by Stats. 1989, Ch. 145 1)
Legislature further finds and declares that there is a need for more information on the numbers
Policy
65913. fa) The Legislature finds and declares that there exists a severe shortage of
affordable housing, especially for persons and families of low and moderate
income, and that there is an immediate need to encourage the development of
new housing, not only through the provision of financial assistance, but also
through changes in law designed to do all of the following:
111 Expedite the local and state residential development process.
121 Assure that local governments zone sufficient land at densities high enough for
(31 Assure that local governments make a diligent effort through the administration
concessions and incentives to significantly reduce housing development costs
and thereby facilitate the development costs and thereby facilitate the
development of affordable housing, including housing for elderly persons and
families, as defined by Section 50067 of the Health and Safety Code. (Added
by Stats, 1980, Ch. 1 152; Amended by Stats. 1985, Ch. 1 1 1 7.1
production of affordable housing.
of land use and development controls and the provision of regulatory
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FISCAL STATEMENT
This Housing Element proposes a number of follow-through objectives and actions designed to res
to the housing needs identified herein. The ability of the City to successfully meet these objec
and carry out the programs will depend, in part, on the availability of City resources. It mu
recognized that there are always competing priorities for the allocation of these limited resourcl
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BACKGROUND AND INTENT
The Housing Element of the General Plan is intended to provide citizens and public officials of Car
with an understanding of the housing needs of the community and to develop an integrated $
goals, policies and programs which can assist the community in meeting those needs. The Ele
also includes implementation procedures and priorities. This document is the result of tecl
revisions to the Housing Element that the City adopted in 1985. The most significant changf
updates to the needs assessment and additions necessary to comply with the State requirer
governing Housing Elements. The GoalslPoliciesiPrograms section was revised where changes
needs assessment suggests a revision in goals, or where evaluation of the City’s progress from
indicated a need for such revisions.
The two crucial themes that were identified in the 1985 Housing Element continue to be emph,
by the revised Housing Element. The first theme is the City’s desire to ensure orderly gr
Carlsbad‘s population has exhibited a rapid rate of growth, more than doubling from 1980 to
Although the rate of growth is expected to continue, it is expected to stabilize as implementat
the City‘s Growth Management Plan is achieved and Local Facilities Plans are adopted and fin:
for the required improvements are secured. The following table illustrates past trends from 198
the projections of growth in Carlsbad to 2000.
TABLE 1
CITY OF CARLSBAD
1980 - 2000 I I
- Year PoDulation Households
1980 35,490 13,352
1985 44,964 17,383
1990 63,452 25,850
1995 77,310 31,800
2000 86,130 35,576 I Source: U.S. Census, 1980
Series 7 Regional Growth Forecasts, SANDAG
Califomia Department of Finance, 1990
The second major theme is the desire to preserve the character of the City’s existing residential
community scale and desirable environment. This theme is expressed through an emph:
rehabilitation and preservation activities in older neighborhoods and an emphasis on neighb
identity, orderly development and compatibility with surroundings to be stressed in new develo
Both themes are addressed in the goals and policies of this element.
A new third theme is achieving a balanced community with the creation of adequate housins
income ranges and creating a comprehensive planning strategy to achieve an overall jobs and 1
balance. This theme is expressed by the proposed creation of approximately 1,400 new I
housing for lower income categories and a total of 6,273 units for all incomes within the nc
years. This theme is addressed further in the goals and policies section of this element.
1
The Housing Element is intended to serve as a guide for both elected officials and staff in evaluating
proposals, determining priorities, and making housing decisions of all kinds. The oaals of the element
provide a basis for reviewing day-to-day issues and serve as a basis for evaluating alternatives. The
element, when viewed as a comprehensive housing strategy, also provides the City with a framework
to respond to regional, state and federal housing initiatives and to evaluate state and federal programs
for local use. The element is a comprehensive housing strategy that informs all residents of Carlsbad's
goals, policies and priorities which attempt to meet "the housing needs of all economic segments of
the community."
The Housing Element includes six general goals. Thirty-five objectives relating to the general goals are
identified; each relates to a specific set of housing issues and problems. The first ten objectives relate
to preservation of the existing community. The next twelve objectives relate to response to new
development and special needs, while the next thirteen objectives involve low and moderate income
needs. Objectives for promoting a jobs housing balance, conservation, organization, equal opportunity
and updating the Housing Element are also stated. Action programs designed to carry out the policy
are identified following each objective. The City is expected to use its best efforts to implement these
programs consistent with sound legislative judgment. In implementing these programs, due
consideration is to be given to the balance of new and existing housing, available resources,
environmental protection and general community welfare.
Section Four of this Element highlights those policies and programs which, because of both state
guidelines and local need, are to be given priority. Section Four also assigns responsibility for
implementation and administration of the program. Ultimate responsibility lies, of course, with the
Carisbad City Council, which is to assign staff and resources to carry out responsibilities under its
guidance or under that of appointed review bodies.
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STATE LAW
A Housing Element is required by State Law (Government Code Section 65580). The Housing El€
became one of the required elements of a General Plan in 1969.
State Law passed in 1980 (AB 2853-Roos Bill) describes the requirements for housing element'
need to include an assessment of Regional Housing Needs, the role of the California Departmt
the adoption of the Housing Element. The law requires this Element be updated every five yea
According to AB 2853, the Housing Element is expected to contain three parts: (1) a statement
community's goals, quantified objectives, and policies relative to the maintenance, improvemenl
development of housing; (2) a program which sets forth a five-year schedule of actions to imple
Housing and Community Development (HCD) in the review of elements, and procedures and timi
the policies and achieve the goals and objectives of the Housing Element: and (3) an assessm(
housing needs and an inventory of resources and constraints relevant to the meeting of those n
Additional changes to the Housing Element (Article 10.6 of the Government Code) requires that
perform an analysis of persons and families in need of emergency shelter and the identificati
adequate sites to facilitate the development of emergency shelters and transitional hc
(65583(c)(l)). The City must also identify publicly assisted housing developments that are eligi
convert to market rate developments during the next ten years. Carlsbad currently has no units SI
to this analysis and program.
The needs assessment must include the City's share of the regional housing needs of persons
income levels. The San Diego Association of Governments (SANDAG) has developed the Re1
Housing Needs Statement which responds to the state requirements and has been approved by
The City of Carlsbad accepted for planning purposes the Regional Housing Needs Statement on
26, 1990.
The minimum number of total housing units to be constructed in the period 1991 -1 996 is estir
to be 6,273 (see Regional Housing Needs Statement, on file in the Planning Department).
(as identified by SANDAG's fair share goals). The minimum number of units to be rehabilitated
public assistance would be over 50. The private sector also conducts rehabilitation, but the prop
of private activities that would constitute rehabilitation or conservation cannot be detern
However, if one were to assume at least as many units are to be rehabilitated by private fundi
public funding, the maximum number would be 200 units. The conservation figures are more di
to determine since these efforts are indirect types of activities. How many units are conserv
code enforcement? The City's objective is to conserve most of its housing stock. Only li
demolition and the described rehabilitation programs would influence this total. The pro!
described under conservation are designed to prevent all housing from falling from stand:
substandard condition. Of course, the major efforts will be expended in the old neighborhoods
City where housing is more susceptible to deterioration.
In addition to the code enforcement and other general regulatory activities of the City whic
designed to conserve the City's housing stock, several specific programs have been identified \
would conserve affordable housing. The minimum number of units conserved by these mea
would be 100 units (in the Village Area Redevelopment Project through public improvements)
units through condominium conversion development standards, and approximately 1024 units th
efforts to protect existing mobile home occupants.
minimum number of additional lower-income households to be provided housing assistance is '
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RELATIONSHIP TO OTHER ELEMENTS
California law requires that General Plans contain an integrated and internally consistent set of policies.
The Housing Element is most affected by development policies contained in the Land Use Element
which establishes the location, type, intensity and distribution of land uses throughout the City. The
Housing Element has been drafted to be consistent with the Land Use Element, the Noise Element and
the Pubiic Safety Element which, for reasons of safety, geology, open space and noise, declares that
certain areas are to be preserved or developed with non-residential uses. Specific types of housing are
indicated in the Land Use Element as an effort was made to make these recommendations consistent
with the Land Use Element. If it becomes clear that the goals of the Housing Element are not being
met within the locations and densities established for residential development by the Land Use Element,
the Element(s1 will be amended to ensure consistency.
The Housing Element also is related to the Circulation €/emant in that major areas for housing must be
provided with adequate access and transportation systems. Finally, because of its policies regarding
preservation and rehabilitation, the Housing Element is related to the Historic Preservation Element.
The Housing Element uses the residential goals and objectives of the City's adopted Land Use Element
as a policy framework for developing more specific goals and policies in the Housing Element. Although
the Land Use Element enumerates numerous goals and objectives for residential development, they
encompass five main themes.
1. Preservation - The City should preserve the neighborhood atmosphere, retain the
identity of the existing neighborhoods, maximize open space, and ensure slope
preservation.
2. Choice - The City should ensure a variety of housing types, single-family detached or
attached, multi-family (apartments, townhouses, etc.), with different styles and price
levels in a variety of locations.
3. Medium and High Density Compatibility with Surroundings and Services -The City
should provide close-in living and convenient shopping in the commercial core but limit
large-scale development of apartments to areas that are most appropriate.
4. Housing Needs - The City should utilize programs to revitalize deteriorating areas or
those with high potential for deterioration and seek to provide low and moderate
income housing. The City will also address the special housing needs of the homeless,
the farmworker, the handicapped and the elderly.
5. Growth ~8n89twmnt hgrarn - The Housing Element was reviewed with regard to the Growth Management Program in 1986. The analysis found that the Growth
Management Program would not significantly impact the Regional Housing Needs or
the Housing Element as the City's housing needs and fair share goals will continue to
be met. It is the purpose and intent of this program to provide quality housing
opportunities for all economic segments of the community and to balance the housing
needs of the region against the public service needs of Carlsbad's residents and
available fiscal and environmental resources.
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HOUSING NEEDS PERFORMANCE
The City of Carlsbad Housing Element adopted objectives to measure housing goals for all incc
groups.
The objective goal for total housing production for the City of Carlsbad, as set by the Regional How
Needs Statement for the period of 1985-1 991, was 1 1,589 total housing units. The total numbe
units actually constructed during this period was approximately 6,599 units. Addition;
approximately 4,900 units have received discretionary approvals but have not yet been built.
figures represent 11,499 new units constructed or approved during this period and account for I
of the total unit housing goal.
The Regional Housing Needs Statement also established objectives for providing housing opportun
to low and very-low income households. This "Fairshare Objective" for Carlsbad was for
households either through new units constructed or assistance in the five year period from 1985-1 !
The City achieved 321 households, or 57 percent of its fairshare goal. Out of the 17 jurisdictions (c
and county) in San Diego County evaluated for success in meeting "fairshare" housing goals, the
of Carlsbad ranked 12th overall.
TABLE 2
I HOUSING NEEDS PERFORMANCE i ~~ ~~~ ~~~ ~ ~ ~~~ ~~~ ~ ~~ ~~~ ~ ~~
- Goal Amroved Constructed - Total
All Housing Units 1 1,599 4,900 6,599 1 1,499
Section 8
Goal GuaranteedlAssisted(11 PotentiallBuilt~2) Total
Lower Income Units 567 105 216 321
cc: bhbd P-6 Dcp..N., "3
(1 )Guaranteed/Assisted - Existing Assisted Units under Section 8 programs these include senior:
family. They are "Guaranteed" to rent at no more than 30% of the renters income th
vouchers/certificates.
(2)Potential/Built - Units new or rehabilitated that are rent restricted, they may or may not be affol
to tenants depending on the tenants income.
6
REVIEW OF HOUSING ELEMENT 1985 - 1990
The City of Carlsbad's last adopted Housing Element set goals and objectives for housing development
for the previous five year housing period from 1985 to 1990.
The five goals set forth in the 1985 Housing Element were followed by nine policies and 38 action
items. A review of these policies and a progress report on the action items is contained below:
GOALS
The Housing Element has five major goals. These goals are intended to provide general direction in
meeting Carlsbad's two major housing concerns: preserving existing community values and responding
to projected growth.
1. The City should preserve Carlsbad's unique and desirable character as a coastal community and
maintain high design and environmental quality standards in all new development or
redevelopment.
2. The City should assure that future development provides an adequate diversity of housing, with
types, prices, tenures and locations consistent with the age and economic characteristics of
present and future residents.
3. The City should provide affordable housing opportunities in a variety of types and locations to
meet the needs of current low and moderate income households and a fair share proportion of
future low and moderate income households.
4. The City should assure that the amount and type of housing development or redevelopment
is compatible with, and convenient to, the locations of major facilities and services and, in
particular, major transportation and transit routes as well as major employment centers.
5. The City should assure that all housino, whether market or assisted, is sold or rented in
conformance with open housing policies free of discriminatory practices.
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POLICY I
The City should preserve its existing character and protect residential communities, which cou
susceptible to blight or deterioration, from the encroachment of conditions or uses which would
a negative impact or degrade the environmental quality of those communities.
Actions
- 1-1 - The City should monitor signs of early decline within certain communities by conducting frem spot inspections of housing conditions and attempting to make rehabilitation funds availat
necessary.
Responsible Agency: Building, Housing and Redevelopment.
Quantified Objective: There were no quantified objectives. Three units received rehab loans (
this period.
Cumulative Results: This program provided three residential rehab loans primarily to (
occupants within the five year housing period.
Actions
- 1-2 - The City should monitor signs of early decline within certain communities by conductin( inspections of conditions of public and community facilities and services, Conditions shot
evaluated for possible inclusion in capital improvement programs.
Responsible Agency: Engineering, Housing & Redevelopment.
Quantified Objective: There were no quantified objectives.
Cumulative Results: The City maintains an ongoing program to monitor facilities conditions 1
communities. There are further standards and service levels outlined
Local Facilities Management Plan for each of the 25 zones within the C
Actions
- 1-3 - The City should encourage greater involvement from community and neighborhood organiz
in the preservation of existing neighborhoods. The City will undertake an increased pror
campaign and also conduct this effort in Spanish.
Responsible Agency: Housing and Redevelopment.
Quantified Objective: Although there were no specific goals on meeting, at least one meeting
with each community group on an annual basis.
Cumulative Results: The Housing and Redevelopment agency has met with interested groups
the City on a variety of improvement issues.
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Actions
- 1-4 - The City should distribute public notices of major developments and plans to community and
neighborhood based groups. The City should continue to distribute the City Newsletter which provides
such information for all residents of Carlsbad.
Responsible Agency: Planning, Housing and Redevelopment.
Quantified Objective: All major developments were noticed to the cammunib.
Cumulative Results: The City has a comprehensive noticing procedure, as required by law. In
addition standard newsletters on various subjects were distributed to the
community on substantive issues.
Actions
- 1-5 - The City should, where feasible, preserve historic houses from demolition or conversion to
inappropriate uses. Historic properties are eligible for federal and state funds to carry out rehabilitation.
These funds are difficult to obtain, so economic feasibility of maintenance or conversion of historic
sites is of prime importance. The City has established an Historic Review Committee which will update
the existing historic housing inventory and draft an ordinance for the development of historic sites.
Responsible Agency: Building, Planning.
Quantified Objective: No quantitative objective was set for this program.
Cumulative Results: The Historical Review Committee has been replaced by the Historical Preserva-
tion Commission. An historical inventory of sianificant structures has been
completed and adopted by the City. An ordinance implementing this policy is
in effect.
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POLICY II
The City should utilize code enforcement and rehabilitation activities to preserve and rehabilitat
housing stock within the Village Area Redevelopment Project.
Actions
- 11-1 - The City should continue rehabilitation of residences with funding from the block grant pro! Almost $80,000 has been allocated to rehabilitation and $45,000 is on deposit. The City will cor
to provide funds for the rehabilitation of housing.
Responsible Agency: Housing and Redevelopment.
Quantified Objective: The Housing and Redevelopment Agency has issued three residential
loans totaling $42,970.
Cumulative Results: Three rehab loans were issued within the redevelopment area.
Actions
- 11-2 - The City should pursue federal aid and state rehabilitation program funds which allow flea
in rehabilitation assistance for investors and moderate and middle-income owners. Applicatio
federal loans for the area designated will be made by the Carlsbad Housing and Redevelol
Commission, depending on available funds. Rent maximums allowed on investor-owned rehabi
units should be those established by the U.S. Department of Housing and Urban Development
Section 8 Moderate Rehabilitation Program.
Responsible Agency: Housing and Redevelopment.
Quantified Objective: N/A.
Cumulative Results: The City has received CDBG funds for rehab purposes. No other pro
Actions
were initiated during this period.
- 11-3 - The City should seek to maintain and improve public facilities and services within the Villag
Redevelopment Project. Funds from additional Community Development Block Grant monic
increments, bond issues or general city funds will be used to finance these improvements.
Responsible Agency: Housing and Redevelopment Agency.
Quantified Objective: N/A.
Cumulative Results: Redevelopment tax increment funding has been used in several improk
programs to maintain and improve public facilities.
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POLICY 111
The City should develop a greater diversity of housing types and programs to meet a significant share
of Carlsbad's lower income housing needs; maintain and rehabilitate where necessary the existing
stock of lower income housing.
Carlsbad's six-year goal as presented in the 1985-1 991 Housing Needs Statement is to provide housing
assistance to 567 lower income households from 1985 to 1990 (or 680 over the six-year period; 1 13
households per year).
Actions
- 111-1 - The City should pursue those federal and state housing programs which are compatible with the
objectives of the City and can provide the greatest number of housing units which would meet the
City's current and projected needs.
Responsible Agency: Housing and Redevelopment Agency.
Quantified Objective: N/A,
Cumulative Results: The City has implemented one federally funded housing program during this
housing period. (Section 8).
Actions
- 111-2 - The City should continue the existing Section 8 Housing Assistance Program (265 units) seeking revised rents from the Department of Housing and Urban Development consistent with coastal area
market prices.
Responsible Agency: Housing and Redevelopment Agency.
Quantified Objective: 265 units.
Cumulative Results: The City has retained 100% of all units in existing (19851 Section 8 program.
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\11-3 - The C'm should also apply to the U.S. Department of Housing and Urban Development fc
, additional 175 units of Section 8 assisted housing phased aver the six year time frame of the Hal
Element (1985-1991 1. The allocation of these units between elderly and non-elderly householl
expected to be determined by funding priorities of the Department of Housing and Urban Developr
and the City of Carlsbad Housing and Redevelopment Commission.
Responsible Agency: Housing and Redevelopment Agency.
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Quantified Objective: 175 units.
Cumulative Results: 105 Section 8 units were added to the existing program, 60% of the
objective was met.
- 1114 - The City should continue to implement program(s1 to develop up to 250 new units of s citizen housing on scattered sites in Carlsbad as approved by the Article 34 referendum in Novel
1980. These sites would be located in any of the City's four geographic quadrants as long as
are consistent with site selection criteria outlined under Policy VI (Adequate Sites) and
concentrations in any one of the quadrants. The City approved three projects with a total of 160
for seniors by 1985. These units have controls on rent and age to ensure their affordable as ho
for senior citizens.
Responsible Agency: Housing and Redevelopment Agency.
Quantified Objective: Total 60 unit objective set for five year period cumulative results. Ninet
new units were created under senior/density bonus provisions. These w
the northwest quadrant.
Cumulative Results: The City's five year goal has been exceeded by 50%,
Actions
- 111-5 - The City should establish a Housing Development fund to assist in land purchase or write-
costs for development of lower income housing. Tax increment funds, portions of annual CDBG 1
or state or federal contributions to nonprofit housing sponsors should be sought.
Responsible Agency: Housing and Redevelopment Agency.
Quantified Objective: 100.
Cumulative Results: The City has not developed a Housing Development Fund-Twenty perc
Redevelopment tax increment funds are set aside for moderate-low il
housing projects. No units were developed under this program.
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Action%
111-6 -The City should ensure that the design, location, and quality of projects be reasonably consistent
and compatible with other types of ownership housing. Condominiums and condominium conversions
constitute a significant portion of the city's stock of affordable housing. In order for the standards for
new condominium construction to be valid, the same standards should also be applied to condominium
conversions. In order to ensure that all condominiums offered for sale meet the City's goals, the City
should consider the need to reduce and mitigate the impact of conversions on tenants who are forced
to relocate. The policy of the City should be to reduce and mitigate these adverse impacts by
providing adequate notification procedures and relocation assistance (including payments for relocation
and moving costs). The City should provide additional counseling, referral, and other services to aid
displaced tenants to find replacement housing.
Responsible Agency: Planning.
Quantified Objective: N/A.
Cumulative Results: Currently the planning staff issues compatibility issues through design reviews.
The City currently has not developed its own assistance programs for
condominium conversion.
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POLICY IV
The City should develop public incentives to encourage the private market to provide broader hou
opportunities for low and moderate income households.
Actions
- IV-1 - The City should establish a density bonus program which would implement Section 6591
seq. of the Government Code. The bonuses and incentives provided pursuant to Section 6591
seq. are alternatives, not additions, to the bonuses provided in other housing programs.
Responsible Agency: Planning.
Quantified Objective: N/A.
Cumulative Results: The City provided density bonus provisions to two projects during this
period. A new density bonus ordinance pursuant to recent changes in Se
6591 5 is being developed.
Actions
- IV-2 - The City should continue to implement ordinances encouraging the mixed use of comr
commercial and residential uses, particularly in the Village Redevelopment Project and in the comn
centers of newly developed master plan areas. Compatible commercial uses should if
administrative and professional offices, retail uses with pedestrian orientation and some public
(See Village Area Redevelopment Plan.) Combination Districts (combining two or more generi
land use designations over the same piece of property) are being used in Carlsbad to provide
uses.
Responsible Agency: Planning.
Quantified Objective: N/A.
Cumulative Results: The City has encouraged the mixed use development by requiring '
residential projects to include commercial square footage in the
Redevelopment Area. The P-M Zoning (manufacturing) includes provisi
onsite housing that is related to industrial development.
Actions
IV-3 - The City should continue to encourage use of ordinances that extend the provisions of the
Citizens Housing Development Ordinance to zones other than the R-P zone. The City has used t
process in conjunction with the RDM, RW and R-3 Zones.
Responsible Agency: Planning.
Quantified Objective: N/A.
Cumulative Results: The Senior Ordinance has been extended to cover the RDM, PC, F
Zones, and is allowed by CUP in the VR (Village Redevelopment) Zon
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Actions
- IV-4 - The City should continue to encourage the continued use of the affordable senior housing
ordinance on a case-by-case basis.
Responsible Agency: Planning.
Quantified Objective: N/A.
Cumulative Results: The Planning Department has encouraged the use of affordable housing for
seniors. The City Council has established a policy to waive development fee
as an encouragement for low-income senior housing.
Actions
- IV-5 - The City should continue to encourage the preparation of specific or master plans for residential development on specified sites within the City to avoid the need for further environmental review of
individual projects within such specific plan areas.
Responsible Agency: Planning.
Quantified Objective: N/A.
Cumulative Results: The Planning Department allows the use of "Tiering" environmental review
especially environmental impact reports, to avoid redundant environmental
processing.
Actions
- IV-6 - Where federal and state subsidies mandate such programs, or where the City Council deems it necessary to ensure that units which are developed pursuant to Actions IV-1, IV-3, and IV-4 remain
available to persons of low and moderate income, the City should adopt programs for rent regulations
and resale control.
Responsible Agency: Housing and Redevelopment Agency.
Quantified Objective: N/A.
Cumulative Results: The City has adopted an Ordinance Chapter 21.70 that requires development
for low income projects enter into an agreement with the City to retain the
goals of this policy.
Actions
IV-7 - The City should require that a portion of master or specified plan areas be utilized for housing
which helps meet Carlsbad's identified share of the regional need. Much of the undeveloped land in
Carlsbad is located in areas where ordinances require master or specific plans for development.
Responsible Agency: Planning.
Quantified Objective: 100 - 120 units.
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Cumulative Results: No program to implement this action developed. As a result most master p
gave only vague or no housing opportunities for lower or moderate incc
housing. No low income units were built as a result of this action.
Actions
IV-8 - The City should continue participation in Local Area Certification process. HUD has certified
the City's development codes met VA/FHA standards. This certification reduces processing timc
applications for VA and FHA assistance.
Responsible Agency: Planning.
Quantified Objective: N/A.
Cumulative Results: The City currently participates in this program.
Actions
- IV-9 - The City should continue to encourage "fast-tracking'' of housing projects which adc
Carlsbad's share of the regional need for low and moderate income housing.
Responsible Agency: Planning.
Quantified Objective: N/A.
Cumulative Results: Fast tracking of affordable (low and moderate) projects is offered a
incentive for low-income unit production. The City has not implemenl
formal procedure for doing so. This procedure has not been requested b
development community as very few projects that could be considered I
the policy have qualified.
Actions
- IV-10 - The City should continue to work with private developers to provide affordable housing thl the use of mortgage revenue bonds whenever feasible (dependent upon continued legislative sup\
Responsible Agency: Housing and Redevelopment Agency.
Quantified Objective: 300 - 400 units.
Cumulative Results: A total of 106 units assisted with mortgage revenue bonds were deve
during this housing period.
Approximately 35% of the cumulative objective (300) was met unde
program.
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POLICY v
The City should assure the availability of adequate and suitable sites for development of a variety of
housing types and especially to assure affordable.
Actions
- V-1 - The City should continue to encourage zoning of suitable sites in all new developments for medium and high density. The determination of density and location within appropriate areas should
be negotiated by staff and developers subject to Council approval.
Responsible Agency: Planning.
Quantified Objective: N/A.
Cumulative Results: In 1986, the City of Carlsbad adopted a Growth Management Plan that limited
construction until local public facilities are estimated, planned for and financed.
Public facilities and services were correlated with population and residential
density and increases in densitv can be approved provided that sufficient public
facilities for that (increase in) density are sufficient. Due to the process of
developing facilities plans and assuring the finance of the required infrastruc-
ture, no increases in density were approved by the City Council. Changes of
density may now be approved as most Local facilities plans have been
approved, financing for infrastructure is being secured, and the City can
estimate if adequate facilities exist or are planned for to handle an increase in
density.
Actions
- V-2 - The City should continue to encourage the development of suitable sites within the City for manufactured housing, including mobile home parks, mobile home and modular unit subdivisions, and
consider zoning code amendments to permit these housing types. These actions should ensure that
suitable sites for a variety of housing types would continue to be made available by implementing the
newly adopted amendments to the subdivision and zoning ordinances that provide for the
establishment of exclusive mobile home zones and by establishing criteria for the location of factory
built housing on a variety of sites throughout the City. The City should provide standards for
development and design as well as special considerations for low and moderate income and senior
citizen residences or projects. The City should reduce the impact of the conversion of mobile home
parks to other uses by providing procedures for notification to occupants and adequate assistance for
relocation of persons and units.
Responsible Agency: Planning.
Quantified Objective: N/A.
Cumulative Results: The City has encouraged the retention and development of mobile home sites
by adopting a mobile home park zoning. Additionally, the City has encouraged
the retention of mobile home parks by direct subsidy for purchase to convert
to ownership opportunities. Nine units of low income mobile homes were
created under this program.
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Actions
- V-3 - The City should review low and moderate income housing proposals based on HUD sit
neighborhood standards (588.21 061, which included the following criteria:
1. The site must promote greater choice of housing opportunities and avoid undue concenl
of assisted persons in areas containing a high proportion of low-income persons.
2. The site must comply with any applicable conditions in the Urban County Housing Assi!
Plan approved by HUD, as long as that document is required.
3. The housing must be accessible to social, recreational, educational, commercial and I
facilities and services, and to other municipai facilities and services that are at least equi
to those typically found in neighborhoods consisting largely of unassisted, standard hc
of similar market rents.
4. Travel time and cost via public transportation or private automobile, from the neighborhc
places of employment providing a range of jobs for lower-income workers, should n
excessive. While elderly housing should not be totally isolated from employment opportu
this requirement should not be rigidly applied to such projects.
Responsible Agency: Housing and Redevelopment Agency.
Quantified Objective: N/A.
Cumulative Results: No HUD funded projects were developed within the City. Any non-HUD f
low income projects that the City did review generally did not meet th
design criteria outlined under these guidelines. Most proposed projects w
be developed in or near the downtown area or within the redevelopment
This would have caused an undue concentration of lower-income units j
one section of the City.
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POLICY VI
The City should plan for the location of major new residential development along transportation and
transit lines to assure access to commercial and industrial employment centers; and plan for residential
development to accommodate anticipated growth, as approved by City Council from available
forecasts.
Actions
- VI-1 - The City should undertake a community education program within each of the four quadrants
to acquaint residents with recent growth forecasts, availability of services and facilities, and possible
impacts of growth.
Responsible Agency: Planning.
Quantified Objective: N/A.
Cumulative Results: The Planning Department routinely attends the City’s Quadrant meeting to
address specific planning issues.
Actions
- VI-2 - The City should seek cooperation of major employers in estimating five-year job growth, profile of employees and estimate of housing needs.
Responsible Agency: Planning.
Quantified Objective: N/A.
Cumulative Results: Through the City’s advance planning and growth management sections of the
maintains an ongoing effort to look at future projections. The City maintains
reports with SANDAG on official projections and Housing-Needs Assessment.
Plannino Department, and the research office of the City Manager, the City
Actions
- VI-3 - The City should continue to prepare the Public Facilities Monitoring Reports which contain an estimate of the major services and facilities capacities (housing units) on an annual basis and compare
these estimates to population forecasts.
Responsible Agency: Planning.
Quantified Objective: N/A.
Cumulative Results: The City Council currently approves Local Facilities Management Plans which
contain levels of service and estimates of service and facility capacities.
Monthly reports prepared by the Growth Management Department monitor
these estimates.
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POLICY VI1
The City should actively pursue organizational changes and the development of new organizatiol
facilitate meeting the City's housing needs.
Actions
w - The City should work with local nonprofit and limited profit groups to develop applicatior
housing development, loan and counseling funds available to such groups through state and fe
programs.
Responsible Agency: Housing and Redevelopment Agency.
Quantified Objective: N/A.
Cumulative Results: The City currently maintains contact with a several non-profit grl
Proposals for CDBG grant funds to assist low-income residents are award1
a yearly basis.
Actions
Vll-2 - The City should consider expanding the role of the Housing and Redevelopment Comm
to include municipal finance and land banking functions.
Responsible Agency: Housing and Redevelopment Agency.
Quantified Objective: N/A
Cumulative Results: The Commission currently assesses program and site selection criteria fc
income housing. No programs for land banking or financing were impleme
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POLICY Vlll
All housing in the City should be sold or rented in accordance with the federal and state governments'
equal opportunity regulations.
Actions
VIII-1 - The City should continue to support affirmative fair market programs by builders developing
housing in Carlsbad,
Responsible Agency: Housing and Redevelopment Agency.
Quantified Objective: N/A.
Cumulative Results: The City currently maintains as policy this action item.
Actions
Vlll-2 - The City should encourage developerslowners of mobile home parks to operate in conformance
with "open" park laws. The City should also report any closed park practices to the San Diego District
Attorney's Off ice. ..
Responsible Agency: Housing and Redevelopment Agency.
Quantified Objective: N/A.
Cumulative Results: The City maintains this program on a complaint only basisl Complaints are
forwarded to the proper authorities for action. The exact number of complaints
was not recorded.
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POLICY IX
The City should periodically review all housing program implementation efforts and update v
necessary.
Actions
!&l - The City should prepare periodic reports on implementation of the Housing Element goals
policies for Planning Commission and City Council review.
Ix-2 - The City should conduct updates and evaluations of projections, needs and goals in the Hol
Element when the Regional Growth Forecasts are adopted by the City.
Responsible Agency: Planning, Housing and Redevelopment Agency.
Quantified Objective: N/A.
Cumulative Results: Although no periodic reports are issued on implementation of housing goal
programs, programs or issues that deal with the Housing Element are brc
before the Planning Commission and City Council for review as the occ
warrants,
Regional growth forecasts are evaluated when they are available.
Actions
- IX-3 - The City should conduct updates and evaluations of housing needs when more CI information that would affect the housing needs assessment becomes available.
Responsible Agency: Planning Department.
Quantified Objective: N/A.
Cumulative Results: Currently needs are reassessed when regional housing information fro1
Regional Council of Governments (SANDAG) is made available and
decennial census data is made available.
- 1x4 - The City should conduct a major evaluation and update of the Housing Element in 199' revise where necessary.
Responsible Agency: Planning, Housing and Redevelopment Agency.
Quantified Objective: NIA.
Cumulative Results: The City has expanded its Planning Department to include an ad\
planning section. A task of this section is review and revision of the H
Element for 1 991.
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SUMMARY
Although overall housing production grew strongly over the 6 year planning period of the Housing
Element, overall goals in producing the projected units for all income categories fell short, Approvals
for over 1 1,000 units were given during this period, but slightly over 6,500 units were constructed.
This lower construction number was due in part to: the adoption of a Growth Management Plan that
restricted development until facilities and infrastructure were built or financed, a general economic
downturn in the latter part of the decade which in turn softened the real estate market, and a finance
crisis within the savings and loan industry which usually finances residential real estate.
The goals for lower-income units fell short due to a variety of reasons. Some of these reasons were
beyond the ability of the City to affect. These reasons included:
1. Changes in the Federal and State Tax codes that made multi-family tax-benefits and
financing more difficult to obtain.
2. Market forces which channeled more multi-family, high density development to ownership
tenure (condominiums) rather than rental products that may have been affordable to lower-
income residents.
3. Higher land prices that are prevalent in most coastal locations.
4. Lack of required infrastructure improvements in undeveloped areas of the City.
The internal factors that affected the City’s Housing performance, especially in the creation or
encouraging more affordable units included:
1. Allocation of financial and staffing resources. The City did not implement several programs
such as Land Banking or a Housing Trust Fund that would have been an incentive to lower-
income housing construction. Redevelopment tax-increment funds set aside for lower-income
housing were not allocated due to the lack of supportable developments. The City has only
recently implemented an inclusionary policy that was stated in the previous Housing Element.
2. Additional requirements for infrastructure improvements and services as required under the
Growth Management Plan. The requirement of Local Facilities Management Plans for the
developed and undeveloped areas of the City did not stop housing production, but did have a
slowing effect.
Although the previous Housing Element called for many programs to assist in the development of
lower-income units, few were adopted. Successful programs were the increase in Section 8 programs
and development of more senior housing.
The success and failure of the past housing policy are reflected in this revised Housing Ekment. It calls
out many of the Element’s previous programs and supplements them with additional programs. The
ultimate success of any program, minor or major, funded from within or from other sources, ultimately
depends upon the political will and economic considerations necessary to carry the proposed programs
out.
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HOUSING NEEDS ANALYSIS
This housing needs analysis is a review of selected information on population and housing trends VI
the region and Carlsbad. It contains information on employment and employment trends, hol
costs, the estimated number of households that need assistance and other relevant statistical
These data are important in understanding the evaluation of supply and demand indicators an1
current market analysis of housing within Carlsbad. The analysis in this section has been done
the best available data from the Census Bureau, City , SANDAG and other sources. Much of the
derived from 1980 Census figures has been extrapolated to 1990. The 1990 Census figures wer
yet available at the time of this analysis.
Certain groups of people have special needs for housing. These groups, the elderly, handicapped,
families, students and the military have a significant impact on the demand for housing, espe
those in the low-income category. These special needs groups may overlap. A migrant farmw
identification and analysis of those special needs groups.
may be homeless or a senior citizen may be handicapped. The following section contair
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POPULATION GROWTH
Within the last 20 years, the City of Carlsbad has experienced rapid growth. In 1960, a few years
after incorporation, the population base was under 10,000 people; by 1970, that had been increased
to almost 15,000. In the 1970's development just outside Carlsbad, most notably the La Costa area,
had begun, and with the annexation of these areas the City's population had doubled. By 1980 the
population stood at over 35,000. The 1980's brought on a development boom to the North County
with additional employment centers, more housing and the need for public services for the increase
in population. Within five years, the population had grown by another 10,000 people and in 1986
ballot measures were approved limiting growth by requiring that certain standards in public services
and infrastructure be met prior to development. This action had a stabilizing effect and population
growth leveled off to its figure of 63,451 by 1990. Table 3 shows the past increase in population and
the projected population to the year 201 0 based on regional and City forecasts.
TABLE 3
POPULATION TRENDS
- Year
1960
1970
1980
198 1
1982
1983
1984
1985
19 86
1987
1988
1989
1990
1995
2000
2010
Population
9,253
14,944
35,490
35,725
37,583
38,827
39,963
43,685
47,810
53,900
58,850
6 1,948
63,45 1
80,000
95,000
110,820
Source: Carlsbad Economic Enhancement Council.
Source Point Population and Housing Repoa,
July 1990 @age 4 of SANDAG INFO).
State Deoartment of Finance. 1990.
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POPULATION PROJECTIONS
Population projections for the region show that there will be continued population growth over the
decade.
Factors that may change this pattern are varied, but the key factors are:
- Housing growth - a prolonged economic slump or moratorium may retard growth.
- Persons per households - regional requirements for more low and moderate income ho
may require changes of housing product types. As different housing types have diff
person per household yields, this may result in some small variations to population projec.
TABLE 4
/I CITY OF CARLSBAD AND REGIONAL
PERSONS PER HOUSEHOLD
I! I ~ERF:EEOLD 11'11 Aiz
1 person 159,098 21.1 2,863
2 persona fir ::I 231,213 40.0 5,439
3 persona
13.8 92,374 13.7 1,864 4 persons
16.8 112,288 16.4 2,224
5 persons
1. 4.7 3 1,798 3.2 437 6 or more persona
1. 6.5 43,323 5.6 759
TOTAL r 100.0 670,094 100.00 13,586
Source: 1980 Census Summary Report; SANDAG, Page 41.
The City's growth management program contains a buildout capacity set at 54,599 dwelling unit
a projected population of 134,914. The final population figure is based on an assumption of
persons per household based on the Jan 1, 1986 State DepaRment of Finance Estimates.
27
POPULATION BY AGE GROUP
The distribution of population by age groups is an important factor to consider in the development of
housing strategies. Age group characteristics for the City of Carlsbad show the largest population
group to consist of persons between the ages of 35 to 59 years (or about 30% of the population) as
shown in Table 5.
TABLE 5
CITY OF CARLSBAD
POPULATION BY AGE GROUP
&
0-4
5-13
14-17
18-24
25-34
35-59
60-64
65-74
75 +
TOTAL
Carlsbad
4,379
5,252
1,859
4,772
13,121
17,801
3,442
5,981
2,237
58,844
Source: Source Point 1988 Age and Sex Estimates
SANDAG page 44
- 96
7.4
8.9
3.2
8.1
22.3
30.3
5.8
10.2
3.8
100%
This table indicates that approximately 20% of the population is 60 years or older, and almost 50%
of the resident population is under the age of 34 years. The median age in Carlsbad is 32.2 years as
shown in Table 6.
TABLE 6
- Area Median Age
Carlsbad 32.2
San Diego County 28.8
Source: US. Bureau of the Census, 1980. *
The City shows a slightly older median age than the County as a whole, and a substantial part of the
population is under 35 years of age.
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Age distribution is an important factor in determining market housing demand. Traditionally, the yc
adult population (20 - 34 years old) tends to favor, or can afford, apartments, low- to moderate
condominiums, and smaller single-family units. The group of persons aged 35 to 65 years old proc
age group tends to have higher incomes and larger household sizes.
Carlsbad, with its higher median age and higher median income, shows a continuing demanc
housing in the upper income range. However, it is important to consider the argument that the
of housing built also influences the age and income characteristics of the population. Housing
targets the older "move up" buyer may attract an older, more affluent population range from
surrounding communities who often will commute back to their jobs located close to their fo
residence. As 90% of Carlsbad's housing stock has been built within the last 20 years and all
40% within the last 10 years, the people who have purchased these homes have tended to be c
and may have established jobs elsewhere within the region or County. This situation may cre;
jobslhousing imbalance.
the major market for moderate to high end apartments, condominiums or single-family homes.
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POPULATION BY RACE
From 1980 to 1988, Carlsbad has experienced some changes in ethnicity. Although the population of
the city is predominantly white, Table 7 indicates that the two largest increases were for Asian and
Hispanic population groups.
TABLE 7
POPULATION BY RACE
1980 - 1988 I -I - 1980 Percent - 1988 Percent Change Percent
Hisvanic 4,790 13% 9,137 16 9% 4,347 91%
White 29,450 83 % 45,954 78 % 16,504 56 %
- Black 213 1% 3 70 1% 157 74 96
AsianIOther 1,037 3% 3,384 6% 2,347 226 96
TOTAL 35,490 100% 58,845 100% 23,355 66%
Source: SANDAG Sourcepoint, Jan 1, 1988, Estimates by Ethnic Group
This population estimate does not figure in the transient work force that may include a larger number
of Hispanic workers.
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HOUSING PROJECTIONS
Carlsbad is projected to have a high expected housing growth rate (over 500 units per year) in the
five years. This is due to general housing demands, the backlog of approved projects and a I
amount of pending projects.
Pending projects are those that have not yet received discretionary approvals and/or are in
submittal process. Table 8 indicates the number of pending projects within the City.
TABLE 8
I PROJECTS IN SUBMITTAL 1 I 1
Proiect Pending Units Pending
53 4,352
I Source: City of Carlsbad Growth Management Division Monitoring
Report December, 1990. I I
Total housing unit projections differ from one source to another. Regional growth forecasts I
approximately 35,576 units by the year 2000. The City ‘s Growth Management Program anticil
no more than 38,861 dwelling units through 2000. As market demand is a key factor in ho
growth, a recessionary cycle or prolonged housing slump would act to suppress these projec,
Table 9 indicates housing growth projections from both SANDAG and the City of Carlsbad’s
Growth Management Division.
TABLE 9
PROJECTED HOUSING UNITS
1
YEAR
1990
2000
2010
CITY‘” SANDAG~)
27,244
38,861 35,576
48,993 42,613
Source: (1) City Growth Management Division. Local Facilities Phasing Wan, 12/90
(2) SANDAG. Regional Growth Forecast, July 1988.
The City’s figure, which is larger, is a maximum figure determined on facilities phasing and s
improvement throughout the City. The levels of service and public facilities in place at that time
accommodate the maximum number of housing units projected through the Facilities Managl
Plan. The regional forecasts are consistent with the City’s own as the City would be a
accommodate the City’s share of regional growth and housing units under the Growth Manag1
Plan.
At this rate of growth, Carlsbad will achieve its estimated build out capacity of 54,599 housint
in the first or second decade of the next century.
31
HOUSING TRENDS
Carlsbad has experienced a tremendous growth in housing units within the last 20 years. This is
consistent with regional growth trends in the San Diego area. Carlsbad, with its coastal location and
large undeveloped acreage, has experienced a slightly higher growth rate. Almost 40 percent of the
City's housing stock is under ten years old and 90 percent of it's housing stock was built within the
last 20 years. Table 10 shows the number of units and approximate range in age of Carlsbad's
housing stock.
AGE AND CONDITION OF HOUSING STOCK
Nearly 80 percent of Carlsbad's housing was constructed in the last 20 years as table 10 indicates.
As such, Carisbad has only a small stock of older homes. These are primarily located in the older
northwest quadrant of the City. Table 11 indicates that although the substandard housing stock within
the city is small (under 5%) the majority of substandard housing is owner occupied.
These older units are also a major source of affordable housing stock for lower and moderate income
residents as rents and sales prices are usually lower. It is important for Carlsbad to preserve these units
through careful monitoring, code enforcement and application of rehabilitation funds, otherwise this
affordable stock is in jeopardy of being lost.
TABLE 10
I AGE OF HOUSING STOCK I I I ~ ~~ ~~~ ~
Years Built
Before 1940
1940 - 1949
1950 - 1959
1960 - 1969
1970 - 1979
1980 - 1989
As Number
More than 50 years old 419
40 - 50 years old 536
30 - 40 years old 1,432
20 - 30 yearn old 2,860
10 - 20 year~ old 9,863
Less than ten years old 11,296
Soumcr: SANDAO 1SWl- SWDlnyr RqodSD C-y Bvikhg Rcpat h 1.1990 1
TABLE 11
k
CONDITION OF RESIDENTIAL STRUCTURES BY TENURE
STANDARD UNITS
Vacant Units Occupied Units Vacant Units Occupied Units
SUBSTANDARD UNITS
Owner
66 873 763 10,038 Renter
10 258 473 13.307
Source: City of Carlsbad Housing and Redevelopment Dept. Housing Assistance Plan
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APPROVED AND PROJECTED UNITS
Over the last ten years, Carlsbad completed construction of over 11,288 housing units as indica
in Table 12. The estimates of units built may be different depending on the source and methodolc
used to count the unit, i.e., permit issued, certificate of occupancy etc..
TABLE 12
I I - CONSTRUCTION OF HOUSING UNITS
Total Housing Total Housing - Year Units Comdeted Units Authorized
1980 191 422
1981 477 482
1982 365 41 1
1983 49 1 1,560
1984 1,793 1,907
1985 1,985 2,811
1986 2,624 2,565
1987 1,885 659
1988 1,046 425
1989 43 1 353
TOTAL 11,288 11,595
Source: San Diego County Building Report Compiled by the Greeter San Diego Chamber of Commerce
SANDAG INFO Page 6.
Table 12 shows a lag time between authorization and completion of units of up to two years.
addition, after implementation of the Growth Management Plan in 1986 by citizen initiative, buildin
permits and authorizations were halted until key conditions of the Growth Management Plan were me
These conditions included the completion of a Local Facilities Management Plan for each of the City’
25 Local Facility Management zones to ensure that the needed facilities would be provided in a time1
manner.
33
These conditions resulted in a decrease in building permit issuance following 1986, although
discretionary actions approving housing development were continued, This has resulted in a large
backlog of approved developments awaiting building permit issuance as indicated in Table 13.
TABLE 13
~~
APPROVED UNITS
~~ ~
Approved Approved Building Permits Remaining Approved
Proiects Units Issued as of 12/11/90 Units
94 5,797 362 5,436
HOUSING COSTS
RENTS
A significant portion of the households in Carlsbad are housed in rental units. Rental units may be the
typical stacked flat apartment style dwelling unit or may be a town home or single-family dwelling unit.
Traditionally, rental housing is the most affordable type of housing unit. Typical tenants include
singles, young families, retirees and lower income wage earners. The length of stay for rental units is
shorter than for owner-occupied units. Households that rent usually live closer to job sites than
households that own their homes.
In general, with the increase in the cost of homes in recent years, more and more moderate and upper
income households are renting. This trend has put pressure on existing rental stock, encouraged the
construction of new multi-family residential structures and has kept vacancy rates low. Rental costs,
however, have increased due to this increased pressure and a downturn in multi-family construction.
TABLE 94
AVERAGE RENTS
TY!x Rent
1 Bdnn Apartment 53 1
2 Bdnn Apartment 669
2 Bdnn Duplex 800
3 Bdrm Apartment 875
3 Bdrm Condo/Townhouse 1,023
4 Bdnn Condo/Townhouse 1,200
Source: Rent Survey conducted by Cartsbad Planning Depawnt.
December 1990
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Table 14 shows the average rates for rental units in Carlsbad. A typical one bedroom unit rent
around $530400 per month (excluding utilities). This is within the ranoe of affordability for a I,
income household of two persons. As indicated in Table 15, an average rent in Carlsbad for a
bedroom apartment unit is still within range for a family of four making 80% of the County mec
TABLE 15
I
LOWER INCOME RENTS
State HCD Standards (includes utilities) 1
Unit Type 1 BDRM 2 BDRh4
~~ ~ ~~~ ~~
3 BDRM
VERY LOW
Family Size 1 person 2 verson 3 verson 4 verson 5 Derson 6 person
Max. Annual Income $ 13,600 to $ 15,550 $ 17,500 to $ 19,450 $ 21,000 to $ 22,550
Max. Monthly Income $ 1,133 to $ 1,296 $ 1,458 to $ 1,621 $ 1,750 to $ 1,879
RENT (hcl. uti11 (30%) $ 340 to $ 389 $ 438 to $ 486 $ 525 to $ 564
LOW
Family Size 1 uerson 2 verson 3 verson 4 verson 5 verson 6 verson
Max. Annual Income $ 21,200 to $ 24,250 $ 27,250 to $ 30,300 $ 32,200 to $ 34,100
Max. Monthly hcome $ 1,767 to $ 2,021 $ 2,271 to $ 2,525 $ 2,683 to $ 2,842
RENT (kc. uti11 (30%) $ 530 to $ 606 $ 681 to $ 758 $ 805 to $ 853 , i BASED ON SAN DIEGO COUNTY MEDIAN INCOME OF $37,900 (Family of Four) 1 ~ ~ ~ ~~ ~~ ~~
Although most housing stock in Carlsbad is less than 20 years old, most of the rental units are Ioc
in the older northwest quadrant of the City and are older than 15 years. New rental units built n
the last ten years have higher rents than the older units, reflecting increases in land and construl
costs.
Rental multi-family development in the City has decreased in the last ten years. New units that
been developed typically rent around 25% - 30% higher than units developed over 10 years ago
to development standards, higher land costs, higher construction costs and greater financing c(
The large amount of Carlsbad's rental stock is 10 years and older and have correspondingly I(
rental rates, but are higher than the County average and inland cities as shown in table 17. Reduc
of multi-family residential is also indicative of market considerations. Over a ten year period there
been an increase in multi-family construction as indicated in Table 21, but a decrease in rental te
as indicated in Table XX.
35
SALES AND RENT COSTS
The costs of home ownership have risen dramatically within the last two decades. Only 20% of the
households in California now have the qualifying income to purchase a typical single-family home.
Carlsbad, with its unique coastal location, high development standards and emphasis on creating a
community with a unique quality of life, has been attractive to upscale, move-up housing. This market
has been most successful for the development community in terms of marketing and sales. Lower
densities, increased infrastructure and facilities demand has led many builders to concentrate in this
housing market. This has led to a decline in the small, single-family detached entry-level home in
Carlsbad. This housing type would be affordable to the moderate income household but has been
replaced in favor of the larger, more profitable "move-up housing" product type. This issue is discussed
further in the Housing Needs analysis section for moderate income home buyers. The high rents and sales Costs have forced many residents to pay over 25% of their monthly income as indicated in table.
TABLE 16
Ll HOUSEHOLDS PAYING MORE THAN 25%
OF INCOME FOR HOUSING COSTS
RENTERS 0 WN ERS
Carlsbad
Regional Total 144,614 33,138
SANDAG Regional Housing Needs Statement (p. 881
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TABLE 17
Average Rents
Regional Housing Needs Statement
San Diego Region
1989
1 Community Averaee
North County
La Joila $717 University City S72 1 CardiffiEncinitas $707 Dei Mar mbad $736
$687 La costa $651 Oceanside $748 Vista $597 Bonsall $578 Escondido $587 Fallbrook $566 San Marcos $521 Camel Mountain Ranch $587 Mira Mesa $699
Poway $605
Rancho &mardo $5 10 Rancho Penasquitos $728 Scripps Ranch $670
$682 Pacific Beach
$800 Downtown San Diego $698 Clairemont $613 Linda Vista $600 Mission Valley
Tierrasanta $63 1 Golden HillKensington/ $77 1
Hillcrest/Old TownMission Hills $550 East San Diego City $559
Alpine $559 Casa de Om $530 El Cajon $540 Lakeside $517 La Mesa $557 Lemon Grove $560 Rancho San Diego 5590 San CarlodGrantvillelDel Cem $642
Spring Valley $565
hmOM $582
Sou& County
Point LomafCOroMdo
$580
Normal Heights
htee
$65 1 Cbuh Via 5538 Bonita
$642
Impcrirl Beach
National City
PlldSouth San Diego
Plradire HiildSoutheast San Diego
San Ysidru
Solana Eeach
TOTAL SAN DIEGO COUNTY
saua: MphaProfii-Ssn~UaiaD
$543
$577
547 1
$608
$548
3583
$604
(Sunyof~,~1apsrtmcnbin766somp~~ol25rmit.amacm48oomm~.)
-
-
-
37
HOUSEHOLD CHARACTERISTICS
HOUSEHOLD SIZE
The persons-per-household figure, or the average number of people who reside in any one unit, varies
according to the type of dwelling unit. Single-family dwelling units are typically larger, have more
bedrooms, and as such, house a larger number of people than a smaller rental apartment unit. Mobile
homes, which are smaller in size and are attractive to senior households with no dependents due to
generally low costs, have the lowest person per household average.
The person-per-household rate for Carlsbad has remained consistent over the last ten years due to the
predominant housing product type that has been allowed to develop. The preponderance of new
single-family homes built in Carlsbad has allowed the person per household rate to remain steady.
Varying the product type of new construction to less single-family homes and more multi-family may
change the average person per household figure.
Household size may be affected by other socio-economic trends. Children and dependents in many
households tend to stay with parents for longer periods until such time as they can economically afford
their own housing. Areas with high rents, such as Carlsbad, tend to keep dependents at home for
longer periods of time. Table 18 shows the person per household for each type of dwelling unit in
1989 - 1990. The largest person per household, 2.84, is in single-family type units, the smallest,
1.625, are mobile homes.
Creating a greater percentage and mix of multi-family units which have a lower person per household
factor than single-family units would tend to generate a slightly lesser population
buildout.
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TABLE 18
I[ 1 I1 CITY OF CARLSBAD
PERSONS PER HOUSEHOLD BY TYPE OF UNIT li
Single Family Attached Detached Single Family
POP PlHH HHS POP P/HH HHS w ::E 12,955 2.142 2,190 4,691 2.835
13,171 2.149 2,236 4,805 2.840
Multi-Family Ll Multi-Family
2 - 4 ddstructum 5 Plus Wstruchrre
POP P/HH HHS POP P/HH HHS
4,877
1.957 6,921 13,544 1.988 2,555 5,079
1.948 6,816 13,277 1.981 2,462
-
Mobile Of units Homes MTYPes ..
POP PlHH HHS POP PlHH HHS
89
source: DqmmallofFbnoa
2.415 25,850 62,415 1.635 967 1,581 90
2.409 25,358 61,091 1.625 935 1,519
Demognphic Ruarcb Unit
Carlsbad's person per household average is slightly lower than the County average of 2.6 persol
household.
39
VACANCY RATES
Vacancy rates are an indication of housing supply and demand. A key factor in determining over or under supply of the type of unit, An overall vacancy rate of 5% - 7% is considered to be optimum.
Vacancy rates that are greater than 7% mav indicate an oversupply of housing. This may be a
temporary situation because of seasonal fluctuations or new construction that may not have been
occupied yet. A prolonged high vacancy rate tends to discourage new construction, especially multi-
family residential. A vacancy rate below 5% indicates a high demand relative to supply. A prolonged
low vacancy rate tends to elevate rentals in the multi-family rental stock. Lower income households
are particularly hard hit when rents rise due to low vacancies.
The vacancy rates for Carlsbad over the last ten years are as indicated in Table 19. These data show
that the vacancy rate has dropped significantly over the last ten years. The decrease in vacancy rate
is due to several factors that include; high demand for and saturation of new housing units, increase
in local employment and job growth, decrease in number of new units especially multi-family built
within the last five years, and growth management which restricts development until facilities and
infrastructure are built or financed.
TABLE 19
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HOUSING UNITS BY TYPE
A diversified housing stock to provide housing for all economic ranges is a stated goal in the cu
Carlsbad Housing Element. Carlsbad currently has 58% of its housing stock composed of single f;
type homes, and 38% composed of multi-family dwelling units. Mobile homes compose approxim
4% of the housing stock. However, recent trends in construction have tilted predominantly tow
single-family construction. Table 20 indicates that over the last ten years approximately 54% c
11,661 units constructed were single-family homes. In this same period, 44% or 5,150 new I
family units were constructed.
TABLE 20
I Fi 1980 (1)
crrangc (-1 H Pct Inc- 19801990
Pa. ai Td. Having aa of 1990
M al NewCd i9S1990 6 I
HOUSING UNITS BY TYPE (TRENDS)
'I% 47% 50% WI 32% 44% 1%
(1) U.S. Ceosus, 1980
(2) Ca. Dept. of Fwe, 1990
Table 16 indicates that rental multi-family construction, as a percent of new construction, has
off over the last ten years. The reasons are varied. On a regional and national basis changes
tax code in 1986 and more importantly new banking regulations have kept the supply of mon
this type of product below previous levels. In Carlsbad, the amount of acreage that had been avi
for multi-family construction was reduced. Carlsbad, as part of its growth management pro
lowered the density ranges of its land use classes. Perhaps as a result, the private sector has ret1
from rental multi-family construction within master planned communities so as to focus on
profitable ownership projects featuring condominiums, townhouses and single-family homes.
41
HOUSJNG TENURE
According to the most recent figures, Carlsbad housing stock is approximately 67 percent owner-
occupied and approximately 32 percent renter occupied (Table 21). This varies from the San Diego
regional average of 55 percent owner and 44 percent renter occupied units. As indicated in the needs
section, opportunities in Carlsbad for ownership have lessened over the years for the moderate and
lower income buyer. This trend has led to a greater demand on existing rental stock. Demand on
rental stock forces rental prices higher and creates less housing opportunities for every income
category.
TABLE 21
HOUSING TENURE
YEAR OWNER (%I RENTER 1%) ! 1970, 2903 (47.5%) 2152 (42.5%)
1980, 8680 (63.9%) 491 5(36.1 %)
1 ggo3 15981 (67.2%) 7825 (32.8%) i
SOURCE:
Ill 1970 Cemu
I21 1980 Cemu
(31 Estlmate. Key= “on hoc.
OVERCROWDED UNITS
Overcrowded units are an important factor in determining an underhoused population. The chart below
indicates overcrowding based on 1.01 person-per-room. Using this factor, Carlsbad has an estimated
41 6 households that are overcrowded, according to the 1980 Census. As vacancy rates fall and
supply of affordable housing diminishes, overcrowding increases.
As overcrowding leads to accelerated deterioration of housing stock, code enforcement activities which
can abate overcrowded conditions and further preserve existing older housing stock is an important
tool. It is important for Carlsbad to implement an effective program to identify and abate overcrowded
conditions and preserve existing housing stock.
TABLE 22 -
OVERCROWDED UNITS E33 Carlsbad
Regional 37,054
Total
SOURCES 1980 Csmu Sunmvy Rspom.
SANDAG
RHNS (w. 871
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I HOUSEHOLD INCOME
II Household income is an important indicator of the demand a city may experience for certain hol
types.
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It also reflects an economic profile of the type of population that the City of Carlsbad has am
As housing prices have escalated, the typical family that can afford to buy a home in Carlsbad ha,
to become more affluent.
Table 23 indicates for 1988 the number of Carlsbad households in standard income classifical
The largest single population group is for the $50,000 and up income group which included f
households in 1988. The median income for Carlsbad was approximately $41,015 in 1987 d
(Table 19). This is significantly above the County median income of $37,900 dollars. Only 31
about 10,000 households fall below the County median income and over 25% of Carlsbad house
are in the low income range.
I TABLE 23
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CARLSBAD HOUSEHOLD INCOME DISTRIBUTION
Income Number Percentage
I Under 10,OOO 1,358 6%
$lO,oOO - $14,999 1,293 5%
$15,000 - $24,999 3,484 14 96
$25,000 - $34,999 3,864 16 %
$35,000 - $49,999 5,095 21 96
$50,000 - and UP 8,990 37 96
24,084 100%
Source: SANDAG - 1988 Estimate of Household Income by City
TABLE 24
CARLSBAD MEDIAN HOUSEHOLD INCOME
- Year Income
1980 ('79$) $22,354
1988 ('799 $23,905
1988 ('87$) $41,015
Source: SANDAG - 1988 Estimates of Household Income by City 1 "
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PRESERVATION OF AT-RISK UNITS
Currently, Government Code 10.6 (Section 65583.a.81 requires an analysis of public assisted multi-
family rental housing units subject to loss to non-low income housing during the next ten years. As
Carlsbad has generated no assisted rental housing in the past, it has no at-risk units due to return to
market rate rents with the next ten years.
Assisted Units At risk
1) Housing that received government assistance under
HUD Sec 221 (dH3) 0 0
HUD Sec 236 interest reduction payment program 0 0
HUD Sec 202 direct loans for ELD & HCP 0 0
HUD Sec 101 rent supplements 0 0
HUD Sec 8 (new construction) 0 0
Rehab 0 0
LMSA 0 0
2) Other federally or state subsidized rental units with rent-use restriction subject to termination
within ten years.
FMHA Sec 51 5
HUD COBG
Redevelopment programs
ln-Lieu programs
0 0
0 0
0 0
0 0
31 Local developments that have rent restrictions due to expire within ten years.
lnclusionary programs
Density bonus programs
0 0
0 0
As no public housing units as defined by this section have been built in Carlsbad, it is not possible at
this time to determine a replacement cost for these units. A strategy for the replacement and retention
of public housing units will be developed as the need arises.
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EMPLOYMENT
EMPLOYMENT TRENDS
Employment continues to increase in the City as raw acreage designated for commercial, office
industrial uses is developed.
The major employment centers continue to be in the regional shopping center (Plaza Camino Rea
the office/industrial "Platinum Corridor" that surrounds the Palomar-McClellan Airport.
Carlsbad has significant amounts of undeveloped acreage designated for commercial and indl
development. Currently the City, with its major employment centers and access to major transpor
corridors such as interstate 5 and State Highway 78, has been one of the fastest growing emplo)
centers in the San Diego Region.
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Table 25 indicates major employers in the City of Carlsbad and the approximate number of employees.
TABLE 25
I TITLE: CARLSBAD MAJOR EMPLOYERS
100 900 700 500 275 250 200 175 150
EMPLOYEES 15m+ thlll thN thru thN thru thN thIU thm rhIU
149 1499 899 699 499 274 249 199 174
Manufacturing Companies
Hughes Aircraft Company
Burrough Corporation
Taylor Made Golf
Eaton-Leonard Corporation
Beckman Instruments
Dyna Industries, Inc.
Southwest General Industries
Watkins Manufacturing Corp.
rn Sargent Industries
rn Sierracin-Magnedyne, Inc.
Non-Manufactured Companies
La Costa Resort HotellSpa
Plaza Camino Real
Car Country Auto Dealers
City of Carlsbad
Carlsbad Unified School Dist.
San Diego Gas & Electric
Farmers lnsurance Group
Pea Soup Anderson
Army-Navy Academy
Frazee Flowera 1 I 1 ____ ~~
Source: Sauh Caut Nmpppcr N@.nuk Mutcc chvvtcrhtia 1988
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Employment growth in Carlsbad has shown a far greater rate of increase than the San Diego reg
average. The regional average continues to show an increase (Table 26) of 4.8 % in new job cre;
over the last decade. Carlsbad shows an average increase of 10.9% over the last decade, or dc
the average Countv rate.
TABLE 26
EMPLOYMENT TRENDS
FOR 1980, 1988
ANNUAL AVERAGE GROWTH YEAR CARLSBAD REGIONAL RATE OF NEW JOBS
1980 16,189 30,252 10.9%
1988 30,252 1,163,156 4.8%
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Table 27 shows Carlsbad employment growth by occupation from 1986 and projected until the year
2010. This table shows a 105% increase in employment which will not be matched by housing
growth.
TABLE 27
I r~ CITY OF CARLSBAD
EMPLOYMENT BY OCCUPATION
1986 - 2010
INDUSTRY
Change Change
Numeric Percent 2010 2000 1995 1986
- Basic
65.5 3,840 9,704 8,371 7,712 5,864 Manufacturing
0.7 6 865 863 862 859 Agriculture & Mining
68.4 6,155 15,152 12,675 11,551 8,997
Wholesale 575 749 80 1
337.4 1,589 2,060 1,302 1 ,OOo 47 1 Transportation
62.1 357 932
HotelsMotels 29.6 363 1,591 1,338 1,228 1,228
StatelFederal Government 0 0 0 0 0 0
Local Serving
35.5 837 3,192 2,797 2,599 2,355 Other Local Serving
86 .O 1,017 2,200 2,007 1,762 1,183 Local Government
143.9 1,949 3,303 2,349 1,932 1,354 F.I.R.E.
106.9 2,575 4,983 3,750 3,131 2,408 Business Service
291.8 5,653 7,590 5,177 4,181 1,937 Retail Service
126.0 6,332 11,358 8,476 7,305 5,026 Retail Trade
128.7 18,363 32,626 24,556 20,910 14,263
Uniformed Military
105.4 24,s 18 47,778 37,U 1 32,46 1 23,260 Total Civilian Emlovment
0 0 0 0 0 0
he: Regid Grot& Farscplt 1#61010 (SANDAUI
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EMPLOYMENT BY OCCUPATIONAL SECTOR
Carlsbad's employment by sector shows the greatest employment in manufacturing, retail tradc
in the services sector. The approximate number and percentage for each occupational sec
Carlsbad is indicated in Table 28
TABLE 28
CITY OF CARLSEAD
EMPLOYMENT BY INDUSTRY
1988
NUMBE
EMPLOY
INDUSTRY - % (1988)
Agriculture, Forestry, Fishing, and Mining 2.5 161
Construction 5.4 1,621
Manufacturing
Transportation, Communication, and Utilities
Wholesale Trade
Retail Trade
Finance, Insurance, and Real Estate
Services
I Government Military
I I TOTAL
20.7
3.5
3.1.
23 .O
9.1
26.1
6 ,O
100.0
6,212
1,047
1,117
6,972
2,743
7,886
1,827
30,252
Sarne: SANDAG INFO Regid Employmmt lnvmtoy 1989 (page 52)
Wage earnings in these employment sectors are important to note. Generation of wages
approximately $1 4.00 dollars an hour would place a single wage earner in a family of four in th
income category. Tables 29 and 30 show wages for office, professional, technical workers and
earnings of maintenance, custodial and other industrial wage earners.
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TABLE 29
WEEKLY EARNINGS OF OFFICE, PROFESSIONAL
AND TECHNICAL WORKERS
SAN DIEGO COUNTY
DECEMBER 1989
Occuvation
Secretaries
Word Processors
Key Entry Operators
Accounting Clerks
Payroll Clerks
File Clerks
Messengers
Order Clerks
Receptionists
Switchboard Operators
Switchboard Operators/Receptionists
Computer Systems Analysts
Median
$450
387
3 15
337
342
240
278
300
280
280
280
76 1
Computer Programmers 64 1
Computer Operators
Drafters
Electronic Techcians
Source: U.S. Department of Labor, Bureau of Labor Statistics
San Diego Economic Bulletin, Vol. 38, No. 6, June 1990
43 1
500
541
Middle Ranee
$398 - $51 1
346 - 441
280 - 350
294 - 380
289 - 413
229 - 247
252 - 278
246 - 340
277 - 311
255 - 337
260 - 304
667 - 854
542 - 785
372 - 471
430 - 562
420 - 674
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TABLE 30
I
HOURLY EARNINGS OF MAINTENANCE, TOOLROOM POWERPLANT,
MATERIAL MOVEMENT AND CUSTODIAL WORKERS
SAN DIEGO COUNTY
DECEMBER 1989
I
Occupation
Maintenance Electricians
Median Middle Range
$14.27 $13.74 - $19.07
Maintenance Machinists
Maintenance Mechanics
Motor Vehicle Mechanics
General Maintenance Workers
Tool and Die Makers
Truck Drivers
Light Truck
He& Truck
Tractor - Trailer
Shippers
Receivers
Shippers and Receivers
Warehousemen
Forklift Operators
Guards
Guards I1
Janitors, Porters, Cleaners
16.54
13.79
16.45
10.25
15.87
13.10
5.25
9.25
15.18
6.00
7.75
14.47 - 16.54
13.07 - 15.87
13.00 - 17.00
8.20 - 11.50
15.12 - 16.50
8.85 - 15.80
4.75 - 6.00
9.25 - 13.00
13.00 - 15.20
5.80 - 7.30
6.05 - 7.75
8.04 7.60 - 9.00
8.49 7.00 - 10.57
13.07 12.51 - 13.91
5.00 4.75 - 5.50
14.28 7.10 - 14.35
4.92 4.50 - 6.00
Source: U.S. Department of Labor, Bureau of Labor Statistics
S.n Diego Economic Bulletin, Vol. 38, No. 6, June 1990
In the creation of jobs in these categories, there is also created a housing demand in
these categories as discussed in the job/housing balance section.
51
JOBS HOUSING BALANCE
A jobs-housing balance is a concept to create housing opportunities closer to employment centers and
to create housing in the corresponding economic ranges that correlate to their respective employment
sector. This concept creates less travel and transportation demand and thereby reduces pollution as
well as promotes energy conservation. Creation of employment centers and jobs that occupy lower
wage scales create demand for housing in the those lower income ranges. As employment
opportunities increase in a certain occupational sector and housing demand does not increase
proportionally, a jobs housing imbalance is created. A jobs housing imbalance creates unwanted traffic
situations during rush hours as commuters leave job-rich areas to return to areas that have adequate
and cheaper housing.
Although Carlsbad has created a significant number of housing opportunities within the last 10 years,
it has not created enough housing to match job creation in the retail, industrial and service sectors.
These employment sectors traditionally offer a lower wage level and, as a result, those employed in
Carlsbad's industrial parks, resort areas, and commercial centers must seek housing in the surrounding
communities where housing costs are lower. Impacts to the city's streets, arterials and freeways are
increased as workers commute to and from their work sites. This is particularly evident on Palomar
Airport road, El Camino Real and the 1-5/78 Interchange during the morning and evening rush hours.
The predominate construction of "move-up" and luxury single family homes in Carlsbad within the last
ten years and the promotion of the coastal location of Carlsbad as a highly desirable place to live has
attracted affluent families from around the county to relocate here. Many of these households move
here to be closer to jobs that are created in the City of Carlsbad and the North County area. There are
households that may retain their former jobs and commute causing a secondary migration of
commuters, those who live here but are employed elsewhere in the county.
Creation of housing opportunities for all economic ranges particularly those in the lower-income
categories and situated close to employment centers will reduce traffic related impacts and congestion
on arterials throughout the community.
Analysis of employment growth in Carlsbad shows that more growth can be expected in the industrial
and retail sectors over the next 5 years (Table 27). As this job growth will correspond with the average
wages for this employment sector (Table 29 & 30),it can reasonably follow that additional housing
demand for this income group will increase. This would be in addition to the demand already created
by existing employment. Vacant land and land available for potential redevelopment should be carefully
monitored to assure that an adequate supply of acreage is available for new development to satisfy
the housing demand for all economic ranges.
Jobs-housing balance strategies needed to assure that future employment growth matches housing
demand should focus on providing increased employment opportunities in the technical, professional,
medical and other employment sectors that have higher wage earnings. An additional strategy would
be the requirement for major employment centers that create housing demand for lower-income wage
earners to contribute to the creation of housing.
Currently the State of California is developing guidelines to assist cities in achieving a jobs housing
balance locally and on a regional scale. It is anticipated that these guidelines will in time become
mandatory and when available will be incorporated into housing elements and will become a policy for
short term goal and a long range planning objective.
all cities. Carlsbad has instituted a goal to achieve a jobs housing balance as a
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SPECIAL HOUSING NEEDS
Population Groups that have been identified as having the need for special and different typ
shelter are referred to as Special Needs Groups. These groups, because of economic, social, m
or physical condition have difficulty finding appropriate housing.
These groups have been identified as the homeless, large families, the elderly, students, farm wc
and military families. Many of these groups are in the lower-income economic range.
Where possible these groups have been quantified. In some cases where differing methodologies
been used to estimate these population groups, figures may vary.
Attached in the Appendices is the Housing Assistance Plan as required under Federal Law fc
allocation of HUD Community Development Block Grants. The Housing Assistance Plan contains s
information provided by SANDAG for the purposes of preparing the Housing Element. The Plar
provided for informational and background use and is generally consistent, although some figure!
vary, with the Housing Element.
53
SPECIAL HOUSING NEEDS
HOMELESS
ESTIMATED HOMELESS POPULATION
Efforts to count the homeless population is always difficult. The homeless are defined as individuals
that lack a fixed and adequate nighttime residence. Homeless persons can be considered resident;
those who remain year-round, or transient. Current estimates for Carlsbad are approximately 6-10
people that are considered resident homeless. The transient homeless population can be broken down
into several categories. Those who are temporarily seeking housing because of difficult economic
situations, migrant worker populations who choose to camp in undeveloped areas so as to save money
to send home, or residents who are temporarily homeless because of a disastrous situation, i.e.,
earthquake, fire or flood.
Migrant worker populations in Carlsbad who are considered homeless have been estimated from local
and state sources to be as many as 500-1,000 on a year-round basis, but can be three times as large
during certain seasons of the year.
As identified above, the nature of the homeless population precludes the existence of an exact census.
Recent demographic estimates have been made, however, by the San Diego Association of
Governments (SANDAG). In the February, 1990, Regional Housing Needs Statement (RHNS), SANDAG
provided the following demographic information on the homeless in the San Diego Region:
a There are approximately 5,000 homeless people in the San Diego Region, with 3,000
located in downtown San Diego;
a The mentally ill account for 25 - 30% of the homeless, due to the reduced funding for
mental health services;
Approximately 1/3 have severe alcohol and drug abuse problems;
Approximately 20% work full time or part time at minimum wage jobs;
I About 1/2 are single males, and of these, at least 40% are veterans:
H A significant number of homeless women and children are thought to be escaping from
abuse;
a Families are considered to be the largest growing segment of the homeless population.
According to nationwide statistics, 40% of the homeless are families;
Homeless individuals may fall into more than one category fe.g., a homeless individual
may be a veteran and a substance abuser) thus, making it difficult to accurately
quantify and categorize the homeless.
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There are many different reasons people become homeless. In the 1990 RHNS, SANDAG report!
homelessness can be attributed to such things as unemployment, low income, mental ill
disabilities, substance abuse, domestic violence, and combinations of these problems. As a rl
many social service agencies that provide help for problems associated with homelessness work
with shelters to address the needs of the homeless, even though these agencies do not neces
specifically target the homeless population. These agencies and shelters that operate within a net
to help the homeless are located throughout the North County and receive contributions from I
County cities.There are social service aaencieslpraarams available to the homeless in Carlsbac
North County in the City of Carlsbad, and the City is a significant funding source for many st
providers.
Services and Programs
The following services and programs are available to the homeless:
H Project 01 - Serves youths in crisis and their families, and operates a temporary s
to house runaways. Counseling is provided for residents and their families, and
outpatient basis for non-residents. Foster home placement is arranged for those y
not returning to their families.
H North Coastal ROP Center - Registration for ROP classes and job counseling.
H Community Churches - As a group, services provided by our local churches in1
canned and dry food, lodging at local motels, gas vouchers, clothing, shelter (
inclement weather, and referrals to social service agencies.
Carlsbad Department of Housing and Redevelopment - Provides applications for SI
8 assistance.
In addition to these services and programs, various City churches provide some sort of servici
ranges from referrals and food to vouchers for temporary lodging. These services are itemized ir-
31.
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TABLE 31
I HOMELESS PROGRAMS AND SERVICES
OFFERED BY CITY CHURCHES I
NAME OF CHURCH TYPE OF SERVICE PROVIDED AVERAGE NUMBER SEEN PER
MONTH
Good Shepherd Assembly of God Food, clothing, lodging 10 - Transient motorists
Carlsbad Union Church Gas voucher for 5 gallons of gas, food 1 family in 1989
or meal, bus fare to Ecumenical Center, 2-3 Transient motorists per month
some lodging
St. Patricks Church Gas, food, lodging - also once a year 20 - 30 Transients
outreach to the Hispanic Community
through the Harding Center
St. Michaels Episcopal Church Gas voucher, food, refer to Bro. Beno 8 - 10 Transients
and Ecumenical Center
Pilgrim Congregational Church Refer to Ecumenical Center, Bro. Be- 3 - 4 Families
no’s or Transient Lodging Program.
Provide room on occasion
Maranatha Fellowship Refer to Good Samaritan provide lodg- 5 - families and singles
ing to some at motels and thru church
Beautiful Savior Evangelical Luther- Food - cash 3-5
an Church
Christ Presbyterian Church of Motel - one nighter 0 Residents
Rancho La Costa 1 - 2 Transients per year
First Baptist Church of Carlsbad Food and bus passes 4
As the homeless is a regional issue and not confined to any one city, many cities offer services for the
various segments and population of homeless. These resources are listed in table 32.
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TABLE 32
REGIONAL HOMELESS PROGRAMS AND SERVICES
Organization Name
Homeless
Location of Population Served
Tyue of Service Provided Organization
YMCA of San Diego County, Human Temporary shelter to house runaways, counseling Carlsbad Youths and their
Development DepartmentlOZ North foster home placement. families
Coast
Women’s Resource CentedEmergen- Emergency shelter lodging, food, individual and Oceanside Women and Chil-
cy Shelter group counseling, parenting advocacy, and locat- dren
ing housing and employment.
Transient Lodging Program, Inc. Provides overnight lodging in local motel for Oceanaide Women and Chil-
transients with I.D. dren
Emergency and crisis shelter.
Red Cross WIC Supplemental food program to women who are Oceanside Women and Chil-
pregnant, or have recently delivered, and to chil- dren
dren under 5. Shelter assistance also.
Catholic Community Services- Emergency assistance, food, clothing, shelter Oceanside Multi-Denomi-
/Ecumenical Service Center vouchers, bus tokens, prescriptions. national individuals
FEMA rent assistance, motel shelter, winter and families
assistance program by SDG&E homeless preven-
tion program.
Catholic Community Services/Gd Nighttime emergency shelter from 1-30 days, Oceanside Men
Samaritan Shelter meals and clothing. Men must be employed
Ecumenical Service Center/ Emergen- Three day supply of food, transportation and Oceanside Families or Individ-
cy Assistance clothing uals 1
I I CasaDeAmparo
Children in crisis and their families Oceanside 0-18 year old chil- 19 0
dren dren
dY.
I Oceanside Community Action Emergency service food, clothing, etc., counsel- Oceanside All
CorpMulti-Services ing, housing referrals and placement
volu
men
I Peter and Paul’s Shelter for mentally ill Oceanside Men
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I REGIONAL HOMELESS PROGRAMS AND SERVICES
~~
Oreanization Name
Homeless
Location of Population Served Number of
Twe of Service Provided Oreanizdtion
Social Concerns/ Emergency food, clothing, and furniture, trans- Oceanside All
Mission San Luis Rey Parish portation, shelter referrals, crisis intervention,
support educational programs for single mothers,
intervention counseling advocacy
The Salvation Army, Corps and Food, clothing, shelter referrals, emergency shd- Oceanside Males and Families
Community Centzr/Social Services ter vouchers for a motel, local transportation, and
limited direct financial assistance, problem solv- Escondido I ing .
BenosiMartha and Mary Shelter for women and children up to 7 days. Oceanside Women and
children
Brother Benos Soup kitchen provides evening meal every day, Oceaneide All
clothing, hygiene supplies, bus passes, and helps
clients obtain identification.
NIA
N/A
6
NIA
Gateway Family Community Shelter Trailers for about 30 homeless families until they Oceanside All
can save enough for a apartment deposit.
County Mental Health Counseling, treatment and referrals. Oceanside Mentally ill NIA
Community Resource Center- Emergency food, clothing, shelter referral, em- Encinitas All
/Emergency Assistance Program ployment counseling, financial counseling, advo-
cacy, provides rooms in local motel for up to 60
days.
Family Health Center Health care is offered to homeless and low-in- Encinitas All
come people. Doctor from Mexico takes a van to
pick-up points all around N. County.
NIA
Lifeline Community ServicedArmory Armory is open to homeless during inclement Vista All
weather
Faith and Love Soup Kitchen Food, clothing, household items, hygiene packets, Vista All
job counseling, and referral to and assistance drug
and alcohol abuse programs
N1 A
Escondido Youth EncountdHidden Temporary bed and board. Maximum stay 30 Escondido Women
Valley House Emergency Shelter days and
Children
North County Interfaith Council/ Emergency food distribution, information and Eacondido All 10 beds for adul
Crisis Center referral, advocacy, and vouchers for shelter, 10 beds for fam
hnspoct.tioa, prescription, and recycled clothing
I County Interfaith CouncillBethlehem: Individuals are acrved a hot breakfast and provid- Esfondido All
House of Bread ed with r sack lunch
N/A
St. Clare’s Home, Inc./St. Clam’s Short-term helter, shelter for pregnant women or Eacondido Single pregnant 4 horn<
dren rl cwwling and medical carc, emergency food
Home for Single Mothers with chil- for women who have jug given bifi. Profession- women
and clothing, nutrition classes, and patenting and
childbirth chsoes
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SHELTER CAPACITIES, SERVICES & SCREENING AGENCIES
The charts on the following pages contain information gathered in May, 1990, on shelters and serr
available to the homeless. The information was obtained from the United Way's listing of non-$
social services that include Carlsbad in their target service area, and interviews with pro!
administrators. The list is by no means exhaustive, however, because (1 1 people become homc
for a variety of reasons and therefore have a variety of needs, some of which can be met by agen
such as the EDD, that cater to, but are not specifically targeting the homeless population; (
practice, agencies are governed less by geographic area than by capacity; (3) some programs ir
Diego are available for referral but the distance from North County creates logistical problems; (4) :
half-way houses with a small number of beds shun publicity and take referrals from select screc
agencies only; and (51 some professionals, volunteers, and organizations donate time, skills, and g
to assist the homeless through a network established by screening agencies.
SHELTERS
Oceanside
Taraet Grow Re-referredNacancv Rate
Martha & Maw Women & Children 1 0-20%
Gateway Family Community Families (min 1 child) NIA"
Good Samaritan Employable Men 1
Casa De Arnparo Abused Children . 33
Women's Resource Center Battered Women & Children 14
Peter and Paul's Mentally ill men 10-20%
Carlsbad
Project Oz Youths 12-1 8 13
Escondido
Taraet Grow Re-referrednlacancv Rate
Escondido Youth Encounter Battered Women & Children 50
St. Clare's Home Pregnant Women & Children 20
North County Crisis Center Men 18
In addition, the Armory in Vista and select churches in North County, including Carlsbad, are OF
the homeless during inclement weather.
+ This is the average number of individuals each month who must be referred to another ag
because the shelter is operating at capacity level, and/or the individualk) is not preparc
a structured environment. The vacancy rates are due to referrals to other agencies bec
the individuals are unable to operate within a structured environment.
Opened May, 1990, and has not yet been filled to capacity. ++
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POTENTIAL SHELTER SITES
Carlsbad, in canjunctian with the concerned residents of Carlsbad, a housing aduocacy group and Catholic charities, and a non-profit organization with programs and administrative abilities, have
established Criteria for designating potential sites for a future homeless and transitional shelters.
Shelters can be a conditional use located on an industrial or commercial parcels. Site locations are to
be near (within 1000') of a bus line and should be adjacent to hiring halls and to Police stations.
ESTIMATED FARMWORKER POPULATION
Carlsbad has a farmworker population that is currently underhoused. It is important to note that
figures for this group are highly variable due to the nature of work.
Carlsbad's farmworker population is estimated at 967 people. This figure is from the best official
sources (SANDAG), although several other unofficial sources project that the population of resident
and migrant farmworkers at certain times of the year can be as much as three times this figure.
The farmworker is often a migrant laborer, and in some cases this worker has not established a
permanent legal residence. Thus, the farmworker population is difficult to quantify due to factors such
as language barriers, the fear of authority, and transient living quarters. This one group constitutes
the largest unmet housing need in the North County region. Recent trends that have aggravated this
special housing need are an increase in year-round, as opposed to seasonal, agricultural production and
families increasingly joining workers.
Migrant day laborers, traditionally Hispanic immigrants, are workers who seek day labor jobs outside
of agricultural employment. The availability of day labor jobs plus vacant land for transient campsites
tends to draw documented and undocumented foreign laborers to the North County area.
These two groups, farm laborers and day laborers, have the greatest unmet need within the City of
Carlsbad. Special housing accommodation such as dormitory style housing may prove helpful to meet
some of this need if adequate financing and a suitable developable site is found. There is a host of
sociological and economic issues surrounding this group of people that dictate the need for sensitive,
but creative solutions to their housing needs.
It is difficult to quantify the housing needs for this group. The housing demand for this group is not
met by the region nor by local jurisdictions. It can be estimated that a good faith effort to provide
around 200 beds of housing over the next 5 year housing period may partially satisfy the current need.
Agricultural employment within the City is predicted to decline as more agricultural lands are turned
to different uses. The City's long-term policy on development of agricultural lands is based on the
fact that the use is not a long-term one and with a few exceptions will be phased out within the next
20 years as the City builds out. This makes the development of permanent long-term housing for
migrants not consistent with the future uses of agricultural lands.
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SINGLE PARENTS
An important group that requires special consideration are single-parent households with &per
children. This group has a great need for day care, health care and related facilities. This group
comprises a significant portion of low income households that may pay a proportionately greatel
of income on housing. Carlsbad assists this population group through the Federal HUD Sect
program for large families. Further information is included in the City's Housing Assistance
located in the Appendix.
While current information for this population group will be available when the 1990 Census figurc
released, the older 1980 Census information shows that 1.5% of the population are male-he
households with children, 4.7% of the population are female-headed households with children,
of the female households are below the poverty levels. Table 33 show estimates for these popu
groups.
TABLE 33
SINGLE PARENT WITH CHILDREN
Total Households(*) % Total Households(') Househldr w/ Childr
Male 25,850 1.5 3 87
Female 25,850 4.7 1,214
Female Below Poverty 25,850 0.2 52
Source: W.S. Bureau of Census, 1980
%an Diego Association of Governments, 1990
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LARGE FAMILY HOUSEHOLDS
Households with five or more persons are defined as being large households. These households need
larger housing units and pay a larger part of monthly income for housing. Large households also shape
demand for schools, parks and other facilities. Table 34 shows estimated households by family size.
TABLE 34
Larger Households
Total Household 5 + pph 96
1990 25,850 2,275 8.8
Source: SANDAG - Regional Housing Needs Statement 1990
Large households usually require units with two or more bedrooms. Three bedroom rental units are not
common in most apartment rental units for any income range.
SENlORlELDERLY POPULATION
Carlsbad's elderly population constitutes about 1 1.5% of the general population or around 7,297
individuals. Elderly is defined as being 65 years or older. Regional population trends indicate that this
population is expected to grow significantly within the City of Carlsbad in the next ten years.
The income characteristics of seniors are, on the average, in the lower economic ranges. This is due
to many seniors being on fixed incomes from Social Security Benefits and/or pensions. The Bureau
of the Census estimates that 44% of seniors in the San Diego Region are in the lower income (up to
80% of county median) category. The senior age group is expected to increase 20% in the San Diego
region by the year 2000, which will create additional housing demand for lower cost housing. Many
seniors suffer from physical debilitations. Therefore, seniors often need housing outfitted with special
amenities suited to diminished physical abilities, medical alert needs, and safety.
HANDICAPPED
Data on the handicapped population and the extent of this group's housing need is difficult to obtain.
Based on Department of Health and Human Services, it is estimated that 10% of the population of the
United States is handicapped in some way. A sizable but undetermined portion of this population
overlaps the elderly category. Applying this percentage to the City's population would result in an
estimated population of 6,345 handicapped persons. A significant number of the handicapped may
require special amenities such as wheelchair ramps, bathroom fixtures and special oversize door
widths. Others may need no special amenities. The biggest need often is for low to moderate rents
as many handicapped persons have incomes derived primarily from public assistance or lower-paying
jobs.
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MILITARY FAMILIES
Military populations from the Camp Pendleton Marine Base influence demand for housing. In adc
to existing military households trying to find housing, households with discharged or retired mi
personnel often remain in the area trying to find housing. The City of Carlsbad is located withir
miles of the Camp Pendleton Marine Base and is considered by the Marine Base one of the surroul
communities that would provide private affordable housing opportunities for all ranks.
As indicated in Table 35, Camp Pendleton has approximately 18,706 families eligible for housin(
these eligible families, 16,615 of them reside in the surrounding San Diego area.
The Camp Pendleton Master Plan currently estimates that of the 16,515 families, 12,573 are SUI
housed. Of these, 4,393 reside on base and 8,180 reside in private off-base housing. An estin
4,042 family households are unsuitably housed. Approximately 2,000 families are on waiting lis
base-housing with an average waiting time of 6-1 2 months. Camp Pendleton has a five year 1
1995 goal of new housing construction of 1,512 units. This goal will be short of the needed un
house adequately existing and projected military needs. Of the existing 4,042 families that ar
suitably housed, 336 are officers and 3,706 are enlisted personnel. The pay scales for most m
enlisted personnel are in the lower income range. Therefore, the creation of additional lower-in
affordable housing in Carlsbad would assist in meeting this need.
TABLE 35
MLITARY HOUSING NEEDS
MILITARY FAMILIES UNSUITABLY HOUSED SUITABLY HOUSED M. FAMILIES
ELIGIBLE
24% 4,4042 0 76% 8.180 4.393 89% 16.61s 18,706
m. PRIVATE BASE m. PRIVATE BASE FIT RESIDING IN AREA
Source: USMC Camp Pendleton Master Plan, Aug 1990
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STUDENTS
Student populations are another special need category affecting local housing demand. Full-time
students, especially those who attend graduate or undergraduate colleges or universities, are usually
classified into low-income groups. This demand sometimes becomes critical in areas immediate to
universities. Areas that have a high cost of housing, increased conversion of rental stock to
condominiums and student restrictions make it difficult for students to find affordable housing.
Preference for location also plays a factor, with beach areas a preference to inland areas.
The new campus of California State University in the neighboring city of San Marcos, will create an
additional demand for rental housing particularly in the neighboring communities of Vista, Oceanside,
Encinitas and Carlsbad. This demand will not be critical until the university builds out over the next
decade, and housing plans in and around the university will absorb much of the need. The highest
demand will be for older housing stock, which traditionally carry the lowest rents. As such, students
may be competing with other low-income groups for this housing. Currently it is estimated that
Carlsbad has around 4,404 students of college age. These students may attend any one of the
community or other colleges in the region. The percentage and number of college age students will
grow within the next 10 - 20 years. The San Marcos campus began construction in 1990 and will not
expect a significant number of students within the Housing Element’s five year time frame.
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HOUSING NEED BY INCOME CATEGORY
LOW AND VERY-LOW INCOME HOUSEHOLDS
The regional housing needs statement shows a greatly increased need for housing opportunities i
low and very low income ranges. Low income is defined as 50-80% of the County median inc
Very-low income is defined as those households making 50% or less of the County mediar
regional need on Table 35 shows Carlsbad's share of low income housing should be almost 40
its new development within the next five years.
TABLE 36
REGIONAL NEEDS STATEMENT
FUTURE HOUSING NEED BY INCOME CATEGORY 1991 -1 996
m Amount
Very Low -- 5096 < of County Median 1,443
Low -- 5096 - 80% < of County Median 1,066
Moderate -- 80 - 120% of County Median
Upper -- 120% + of County Median
TOTAL
1,317
2,447
6,273
Percent of Lower 40.04
Percent of Moderate and Above 60.05
Source: Regional Housing Needs Statement, SANDAG (page 135)
This allocation is derived from a methodology using available developable acreage, jobs and er
ment growth, and past housing performance by income category. The methodology for the allo
also includes a vacancy factor and replacement need.
Due to the future growth of industrial retail, office and service jobs in Carlsbad, the dema
housing in these traditional lower-wage earner occupations will increase.
Achievement of the goal to provide housing for the total need of 2,509 units indicated in the r(
housing needs statement Table 30 is impractical. A more modest goal, called a "Fairshare" g(
been developed. This goal is far more achievable and shows that approximately 1,125 new h
opportunities for low income households will need to be created. This is 18% of the total n
approximately 6,273 units needed for Carlsbad in the next five years.
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MODERATE INCOME HOUSEHOLDS
Moderate income households are those that have an income of 80% to 120% of the County median
(adjusted for household size) according to the California Housing and Community Development
Federal Department of Housing and Urban Development. Affordable housing for these households is
also a great concern as local incomes needed to qualify for a loan on a typical median priced home
is far below what is required in San Diego County, as indicated in Tables 37 and 38.
Department (HCD), Moderate income is defined as between 80% to 95% of the county Median by The
TABLE 37
AVERAGE PRICE OF HOMES SOLD DURING 1989
AND QUALIFYING HOUSEHOLD INCOME NECESSARY
FOR A CONVENTIONAL MORTGAGE
Average Price of Qualifying Average Cushion or - Rank - Area Homes Sold Income Household Income Deficit+ l1 San Francisco Bay area
2 Los Angeles area
217,400
204,500
75,300
71 ,OOO
59,600
53,900
-15,700
-17,100 l3 New York City area 199,100 77,100 59,500 -17,6oC
4 Washington, D.C.
5 saaD;ego
6 Boston area
193,600 67,900
189,600
176,400
M,W
60,900
68,700
48,OOo
59,000
800
-16,90E
-1,900
7 Baltimore 155,100 54,200 52,600 -1,600
8 Atlanta 149,700 52,100 49,800 -2,300
9 Denver - Boulder 149,500 51,800 47,100 -4,700
10 Seattle - Tacoma 146,700 52,000 47,200 -4,800
11 Minneapolis - St. Paul 145,700 5 1,300 51,600 300
12 Dallas - Fort Worth 142,800 52,800 49,500 -3,300
13 Philadelphia area 141,800 50,800 5 1,900 1,100
14 Chicago - Gary 135,300 49,800 52,100 2,300
15 phoenix 130,500 43,500 46,100 2,600
16 United States 142,400 49,900 45,600 4,300
* Difference between the market’s average household income and the average income needed to qualify for a conventional mortgage on the
average home sold du& 1OSP.
Saua: U.S. Having w. la “rpga U.S.A.
SanDiegoEarrOmic~
Vd. 38, No. 3, MvFh 1990
I
Table 37 shows that a typical family of four making above the County median with a 20% down
payment would not have enough income to qualify for a mortgage at the current interest rates.
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Many moderate income households, having no equity in a current home or no large down pay
(over 20%1, have been forced out of the ownership housing market. Carlsbad's moderate in1
families that can afford to purchase a home here are usually "move-up" buyers with substantial e
from a previous home. Many households on fixed income, such as the elderly are also precluded
purchasing a home. Although the affordable issue is a regional problem, it should be addressed i
city level. Although more opportunities should be provided for first time home buyers or senior I
buyers, it is expected that the trend of moderate income "move-up" home buyers will contin
Carlsbad.
UPPER INCOME HOUSEHOLDS
This is the income group with the largest stated need in terms of total units. It reflects the natl
Carlsbad as a growing upscale community. The Regional Housing Needs Statement shows a min
need for around 2,500 units within the next five years. Due to Carlsbad's scenic coastal locatio
the market for move-up housing, it is expected that this minimum goal for housing units to mee
economic range will be achieved. Spiraling housing prices and uncertain economic times in San
County may preclude some upper income households from seeking larger or more expensive hc
and may soften the overall market. Though "move-up" buyers are the most popularly targeted
buyer in the Carlsbad real estate market, development to meet this income group is only a smal
of the total housing need for the community.
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TABLE 38 I MEDIAN AND AVERAGE HOUSING PRICE
SAN DIEGO REGION 1
% Change % Change % Change
Prlcs Rtce for lnflatlon Oieao CW
Year - Median Rtce Avera(le Aversg. Adjuated In SM - -
April 1990 1200.000 $232.800 2.8 N/A NIA
1989 183,500 218.200 26.9 19.9 5.8
1988 144,500 172,000 10.9 5.6 5.0
1987 133,300 155,100 6.1 2.5 3.5
1986 123,500 146,200 8.3 5.3 2.8
1985 1 18,500 135.000 2.9 -2.3 5.4
1984 111,500 131,200 5.5 -0.4 5.9
1983 103,400 124,400 -0.1 -2.9 2.9
1982 106,000 124.500 -2.0 -8.2 6.8
1981 104,500 127,000 8.7 -4.2 13.4
1980 90,000 1 16,800 12.5 -2.3 15.2
1979 83,400 103.800 23.1 5.7 16.5
1978 72.300 84,300 29.3 17.6 9.9
1977 54,000 65,200 24.7 16.9 6.6
1976 42,300 52,300 14.7 8.0 6.2
1975 37,000 45,600 13.2 3.6 9.2
1974 34.000 40.300 16.5 4.8 11.1
1973 28,800 34,600 10.5 3.8 6.5
1972 26.300 31,300 8.7 4.7 3.8
1971 24.600 28.800 7.5 3.4 3.9
1970 23,300 26,800 7.2 1.8 5.3
1969 22,300 25,000 10.6 5.2 5.2
1968 19,400 22,600 7.6 3.4 4.1
1967 18,000 21,000 4.5 1.5 3.0
1966 17,000 20.1 00 0.5 -1.5 2.0
1965 16,800 20.000 .05 # # - EaaomicRaeprthWuePu.Grratcr~DiegoCbpmkrofCommera
%a Diep Efooomis BulkQI. Vd. 38. No. 6. hmc 1990
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TABLE 39 I COST OF RESALE HOMES I
North County Coastal
Carlsbad
Del Mar
Encinitas
Oceanside
Solana Beach
Median
$290,000
$475,000
$279,500
$151,000
$388,000
Source: San Diego Union, February 25, 1990
January Home Resales in San Diego County
SANDAG (page 64)
RESALE COSTS WITHIN THE SAN DlEGO REGION RANGE FROM $90,000 TO $590,000
TABLE 40 ,
CARLSBAD HOME AND CONDO PRICES
FEBRUARY 1991 I
Existing Homes $242,000
Existing Condo's 143,000
New HomeKondo 220,000
Zip % Changc Condo Price % Change Home Price Code
90-91 Median 90-9 1 Median
I
92008
-3 1 40 -1 4 240 92009
0 155 -3 242
1
Source: Dataquick Information Systems
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OPPORTUNITIES AND CONSTRAINTS TO HOUSING DEVELOPMENT
The constraints and opportunities section of the Housing Element identifies the various constraints,
both governmental and non-governmental, to housing development.
Although constraints may apply to all housing production, they significantly impact housing that is
affordable to the lower-income households. Many constraints are significant impediments to
development, but must be weighed in the context of achieving balanced economic growth and
preserving environmental resources as well as the particular quality and way of life. Housing programs
should be designed to achieve a local jurisdictions share of housing for all economic ranges. Programs
to remove or alter constraints are judged on the fiscal resources a jurisdiction may have.
Constraints and the mitigating opportunities that may remove or lessen these constraints are discussed.
In identifying mitigating opportunities it is important to note that the identification is not necessarily
a commitment to implement these opportunities. As with all implementing programs identified in
Section 4, the ability to carry out the programs will be affected by the availability of fiscal resources,
(Federal,State, Local funds, grants, private financing, etc.) Competing interests for the available
resources may impact whether and when programs proceed. Where possible, alternative strategies may
be presented to mitigate constraints identified. Constraints identified within the Housing Element may
or may not be a significant housing impediment within a certain time frame but are identified to help
define housing issues. In some cases it may beyond the immediate capability to remove some
constraints. The City has no control over private lending rates and Federal or,State actions.
In the Goals section of the Housing Element, programs are identified which may offer these mitigating
opportunities. The programs may be incentives such as density bonuses or requirements such as an
inclusionary program. Programs of incentives may or may not be implemented depending on fiscal
resources, market conditions or substantial adverse environmental impacts.
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GOVERNMENTAL CONSTRAINTS
CONSTRAINT: LAND USE CONTROLS
Land use controls regulate development through policies, ordinances and other regulatory proced
Land use controls are necessary to ensure development compatible with the community ar
preserve the health, safety and welfare of its citizens.
Regulatory procedures sometimes act to constrain housing development through develol:
processing and fees. These additional costs are passed on to the home buyer or renter which incrl
housing prices and lessens affordable.
Carlsbad has adopted a comprehensive General Plan that guides development in the City. Pric
have been set to achieve quality development, protect sensitive areas.
There are several levels of land use controls that the City of Carlsbad has adopted. These are:
ZONING
Currently the City has adopted a land use zoning ordinance that contains 12 separate residential 2 categories. These Zoning Districts (table 41) establish the type of housing units that cl
constructed. Of the 12 Zoning Districts that allow residential land use, four of them are primarily
family in nature while four are primarily multi-family. The remaining districts allow both. Alter1
or special housing uses may be allowed in certain residential or commercial zones on a "cond
use" basis.
T4BLE 41
T
-
~~~~~~~~~~~~
RESIDENTIAL ZONING DISTRICTS
Zoning Minimum Lot Size
Rural Residential 1 acre
Residential Agriculture 7,500 sq. ft.
Single-Family Residential (R-I) 7,500 sq. ft.
Two Family Residential (R-2) 7,500 sq. ft.
Multiple-family residential (R-3) 7,500 Sq- ft.
Residential Multiple Density (RD-M) 7,500 sq. ft.
Single Family Waterway (R-W) 5,000 sq. ft.
Residential - Tourist (R-T) 7,500 sq. ft.
Residential Mobile Home Park (RMHP) 5-15a~re~
Planned Community (PC) Varies
Village Redevelopment (VR) Varies
Planned Industrial Residential (P-M) Varies
71
In addition to zoning that allows residential development, the City has adopted overlay zones to protect
or enhance a special attribute or quality of the underlying land area (Table 42). These are:
TABLE 42
OVERLAY ZONES
OVERLAY PURPOSE
Scenic Preservation Overlay (SP) Protect Scenic areas
Flood Plain Overlay (FP) Regulate development within floodplain
Beach Area Overlay (BAO) Regulate development in the beach areas
Qualified Overlay (Q) Requires site development plan and Planning Commission
approval
Hospital overlay (HO) Zone established for hospital development
Residential development in Carlsbad usually requires approval of site development plans. These plans
are approved administerial for single-family projects outside overlay zones. Projects larger than single-
family developments usually require discretionary actions before a Planning Commission and City
Council. The requirement for discretionary approvals for most residential projects within the city adds
additional time to the construction of housing units. This time factor results in hioher loan carwino
costs which adds additional costs to housing.
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MITIGATING OPPORTUNITIES-
Although Carlsbad currently has a wide range of land use controls, there are opportunities to mil
some regulatory constraints. These controls do allow a varied range of housing types, from multif
apartments to single family residential. Within these regulations there are opportunities to encol
and initiate housing types for all income ranges.
The Carlsbad Municipal Code allows multifamily development under several zoning designations. '
are also additional opportunities provided in the Municipal Zoning Code for multifamily develoc
within the industrial area (P-MI with a density not to exceed 40 units per acre. The L
Redevelopment Area and areas within the City's Coastal Plan encourage mixed uses which can r'
the cost of residential construction. These savings can be passed on to the renter or purchaser.
opportunities although currently available are under-utilized. A program to examine and encourai
use of multi family residential in PM areas and the encouragement of mixed use projects shol
initiated. In addition standards for alternative types of housing which do not fit within an
residential zoning district should be developed. Alternative housing types may include Single
occupancy hotels or managed living units, dormitory style farmworker housing or transitional hc
for the homeless. These housing types may be allowed in certain zoning districts with condition permits with certain development standards
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GROWTH MANAGEMENT
Extraordinary orowth in housing in the early 1980'3, fueled by a growing economy, attractive land
prices and proximity to a coastal location, led in 1986 to a growth management plan approved by the
voters of Carlsbad.
The City of Carlsbad's Growth Management Program contains several features that constrain housing
development. The program ensures that needed public facilities and infrastructure is completed
concurrent with development, it also limits the ultimate population and housing growth of the City at
buildout. The program does not limit the number of units that can be built within a year, but limits the
total maximum number of units to be built in each of the 4 quadrants within the City and therefore the
City as a whole.
A key component of the Growth Management Ordinance is the Citywide Facilities and Improvements
Plan. This plan requires that each section of the City, (divided into 25 total zones in 4 quadrants)
complete a Local Facilities Management Plan that estimates the amount of services and facilities and
the capacities of each. These are set according to adopted performance standards that need to be met
or assured before development can occur. Assurances are made through a financing program with
each Local Facilities Management Plan.
Although construction of new housing units declined after adoption and implementation of the Growth
Management Ordinance, this reduction was due primarily to the need to create and complete facilities
plan for each of the zones and requirements of financing-mechanisms to ensure completion of the
necessary facilities. During this time applications for tentative maps and other developments were
accepted, processed and approvals given contingent upon completion of zone and financing plans.
Only seven zones have acceptable adopted facilities plans that allow construction at this time. (1 -6,191
Zones 1-6 are primarily the developed in-fill areas of the City
Before any development project can be built, it must go through the following process:
1. A Local Facilities Management Plan must be approved for the zone in which the project is
located.
2. The development project must comply with all of the conditions stated in the Local Facilities
Management Plan.
3. A complete project application must be submitted to the Planning Department.
4. The project must be reviewed by the appropriate departments which typically include Planning,
Engineering, Building, Fire, Growth Management, and Redevelopment (for Redevelopment Area
Projects only).
5. The project must be reviewed by the Planning Commission, and in many cases, the City
Council.
6. Following approval, the necessary building permits can be issued and construction can begin.
As the Growth Management Plan calls for an ultimate buildout of each portion of the City, further
analysis of buildout capacity is identified in the vacant lands inventory section of this document. The
chart on page 76 shows buildout analysis for each quadrant of the city under growth management.
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MITIGATING OPPORTUNITIES
Under the City's Growth Management Ordinance, the ultimate number of residential units for each i
of the City is fixed in relationship to existing and future facilities and improvements. Development
does not reach this total creates a surplus number of units under the Growth Management Ordinal
Utilization of these excess or unused units are prioritized for lower income units.
Within a large residential project, a master planned or specific planned community, an opportu
exists to increase density in one area while subtracting it from another. This concept of der
transfer would not result in a net increase in units from a project but would allow an opportunit
create housing opportunities such as stacked flat apartments in one area of a master plar
community and detached large lot single-family residential in another. Programs that require all m:
and specific planned communities to provide housing for all income ranges would assure that mz
planned communities which will account for 50 percent of all future residential development withir
City, provide a reasonable mix of housing affordable to households of ail economic ranges.
The Growth Management Ordinance requires that a Local Facilities Management Plan and a finan
plan be developed and implemented to proceed with construction. Delays in developing or appro
these plan can delay or halt development of new housing. Key to the Growth Management Ordin,
is financing of the required infrastructure. A pay-as-you go approach has been slow as it require!
developer to front the necessary money, to be recouped as the housing is sold, which sometim,
difficult given the cost of some projects. Alternative financing mechanisms such as Mello-l
assessment districts set up to take advantage of City Bond financing will remove a significant finar
constraint under the Growth Management Program.
MAP A indicates the current status of the City's Zone Plans, and Table 44 indicates the curren
of December 1990) status of the residential units remaining by quadrant until buildout
TABLE 43 NOT USED
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TABLE 44
EXlSTlNG RESIDENTIAL DEVELOPMENT AS A PERCENTAGE OF BUILDOUT
Ancther Nay !o wew existing tevelopflent IS :o analyze ?e Tmcer zf ?x,s:;r;
Gweiling units in each quadrant as a ?ercentage of :he quadrant caps as sta:ec :: :re Z,:wca
Facllities and lmprovements Plan. as shown below:
NW QUADRANT
ZCNE EXlSTTNG OWELLNG iJNlTS
As of 12131.90
1 10,180
3 235 a 1
24 - 115 TOTAL 10.531
CFlP QUAORANT LIMIT = 15,370
PERCENT OF BUILDOUT = 69%
NEQUADRANT
ZCNE EXIST:NG CWELL.NG Lh.ll-5
AS of 1231.90
2 2.487
7 1,101
14 2
15 520
25 1
TOTAL 4.1 11 -
CFlP QUADRANT LIMIT = 9.C42
PERCENT OF BUILDOUT = 45%
I
~~ ~ ~
SW QUADRANT
ZONE MISTING DWELLING UNITS As of 12/31 /90
4 3,065
9 459
19 44
20 28
22 268 ww) 410 TOTAL 4,2?4
SEWADRANT
a F<ISTING DWELLING UNITS
AS Of 12131190
WE) 7,324 11 954
12 589
18 1
TOTAL 8.868 -
CFlP QUAORANT L" = 12.859 CFlP QUADRANT LIMIT = 17,328
PERCENT OF BUILDOUT 3: 33% I PERCENT OF BUILDOUT = 51%
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M
I STATUS OF ZONE PLANS
CITY OF OCEANSIDE
CITY OF VISTA
BEING REVISED
I c] ADOPTED PLANS
B REVIEW UNDER TECHNICAL
H INITIAL PLANNING
Comprehentlv@ Monitoring Report
January 1991
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GENERAL PLAN DENSITIES
The Land Use Element of the General Plan establishes the maximum amount of housing per acre of
that can be developed. This is called the "density" of permitted development. General plan den!
are expressed as dwelling units per acre (ddac.1
Currently the City of Carlsbad has 5 residential density ranges.(Table 45)
TABLE 45
I
GENERAL PIAN RESIDENTIAL LAND USE DENSITIES
n A" "B"
Density Range (du/ac) Growth Control Point
Low Density 0 - 1.5 1 .o
Low-Medium Density 0 - 4.0 3.2
Medium Density 4 - 8.0 6.0
Medium-High Density 8 - 15.0 11.5
High Density 15 - 23.0 19.0
The ranges in Column A are the density range for each land use classification. Column 6 denotc
"growth control point" for each density range. Densities are calculated and allowed from the
range in each land use category. The density ranges established for the residential categories a
meant as minimums and maximums. The lower figure for each of these categories represe
guaranteed density and the higher figure represents a potential maximum that could be located ir
area if certain criteria as outlined in the Land Use Element are met. The growth control point wa$
to determine facilities need, and as development may not exceed standards set for fac
development cannot occur over the growth control point unless findings can be made that the
sufficient facilities available for the allowance of increased housing units over the growth control
Another constraint to general plan densities is the net developable acreage or yield. Acreage wit
40% slope is considered undevelopable and is not allowed for density calculation. Acreagc
topography with slopes 25% to 40% is given half the allowable density of acreage with less thal
slopes. Constrained lands such as sensitive wetlands, riparian habitat and utility rights-of-wa
also excluded from developable acreage. Additional environmental constraints that may I
developable acreage, are dealt with separately in this section.
The lack of developable acreage in the upper density ranges may constrain development of (
types of housing. Stacked-flat apartments which house lower income households may require de
greater that 12 units per acre or higher depending on land costs to be developed economica
indicated in the Land inventory section of this Element, there is a decreasing supply of acreage
Medium High(ll.5 du/ac) or High (1 9 du/ac)density ranges remaining in the city.
78
MITIGA TING OPPORTUNITIES:
There are 5 residential densities associated with the Land Use Element of the City's General Plan. In
addition, there is a Residential Density of up to 40 units per acre associated with the Planned Industrial
(P-MI Zoning and up to a 72 unit per acre density For Senior Citizen Projects within the Residential
Professional (R-PI and Multifamily (R-3) Zoning classification. The Commercial Business District (CBD)
Classification of the General Plan also allows residential with no set residential density. Densities in this
CBD area are subject to growth management, architectural, scale and bulk limitations. These higher
density allowances could be promoted to provide additional low income housing opportunities.
Opportunities exist to reinterpret density calculations that deal with Open Space, Hillside Development,
and constrained land. Allowance for density credit in these areas for purposes such as low income
housing would increase the overall yield of housing units on developable land.
State Law (6591 51 currently mandates that all local jurisdiction adopt an ordinance that permits a
density bonus as an encouragement to low income housing. Carlsbad is in the process of adopting an
ordinance within the guidelines of the current State Law. The density bonus will allow densities
appropriate to develop lower-income housing.
Although the City's Growth Management ordinance imposes a limit to the number of residential units
built within a quadrant or within the City, there may be a need to increase some residential acreage
with higher densities to develop additional lower income housing units to meet the City's future
housing needs. There are three strategies to pursue this opportunity;
1. Increase density through General Plan amendments or density bonus using unused or excess
units from development built or approved under the growth management control point.
2. Increase density to one area or project and correspondingly lower the density in one area
or project an equal amount to result in no net gain of units.
3. Ask for a vote of the citizens to approve a higher number of units at buildout or within a
quadrant.
The first two strategies are the most desirable in terms of keeping with the intent of the Growth
Management Ordinance. The third strategy may not be required at this time.
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CONSTRAINT: REDEVELOPMENT PLAN
In 1981 the City of Carlsbad approved the formation of a redevelopment area in what was oncc
City's commercial core. Carlsbad like many other municipalities found that, with the developme1
regional shopping malls, former downtown areas were losing economic vitality.
The City of Carlsbad adopted a redevelopment plan to halt this decline. As its theme, thG
downtown Carlsbad area was designed around a low intensity "village area". Close to the ocear
other recreational amenities, the downtown Village Redevelopment Area focused upon the touris
recreational trade. Permitted uses include residential, including multi-family. The theme, scope
scale of residential development within the redevelopment area encourages low intensity residc
development. As the intent of redevelopment is to reduce blight, increase economic vitality and ref
deteriorating structures, circumstances exist that might remove deteriorating residential structure
the housing stock. Wherever possible priority is given to rehabilitation of existing structures, espe
those of historic nature.
MITIGA TlNG OPPORTUNITIES
The Carlsbad Village area Redevelopment plan anticipates that between the adoption 01
Redevelopment Plan and its expiration in 2006, approximately 300-400 new housing units will be
within the redevelopment area. This is over the existing 1600 units. These units are to be devel
for all economic ranges. The Village redevelopment area contains land uses of all densities. It cor
significant acreage of high density residential that is suited for units in the moderate to lower-inc
The Village Area Redevelopment Plan contains policies and programs designed to assist il
relocation of residents who may be displaced due to redevelopment projects. The redevelopmenl
also emphasizes the rehabilitation of existing residences to conform to the nature of the \i
atmosphere of the redevelopment area. Although opportunities exist to increase the number of
for lower-income households because of the potential high density multi-family areas withi
redevelopment area and in surrounding neighborhoods, it must be emphasized that impaction (
area with too much new multi-family development must be avoided. A predominant number of
within the redevelopment and adjacent areas are affordable to lower-income households, and for
historically have developed them. The remaining undeveloped acreage within the City was desig
at a lower single family intensity. The strategy to spread multi-family densities throughout thc
would avoid impaction to the redevelopment areas.
years the housing strategies focused on providing high density multi-family units in areas
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CONSTRAINT: OPEN SPACE REQUIREMENTS
Preservation of open space is one of the goals of the City. It also acts as a constraint to the
development of housing as ordinance requires a minimum open space standard per unit plus a 15
percent set aside for each subdivision or community. These policies and requirements may reduce the
yield of housing units.
MITIGA TING OPPOR JUNITIES:
Currently the City is preparing an Open Space Management Plan that will organize the various open
space policies into a cohesive policy document. This Management Plan will provide guidance for
housing development that will occur in the city sensitive areas. Incentives for developments that
include low income housing may include exemption or reduction of requirements for parkland
dedication of open space dedications.
Identification of sensitive habitats for endangered species that may preclude future development can
designated for open space may allow that density to be utilized elsewhere on a development site. This
may allow "clustering" of residential development that would accomplish: 1) Increases in open space,
and 2) higher density within a residential development to encourage affordability.
MAP B shows the City of Carlsbad's current Opens Space and trails Network,
be allocated toward a project's requirement for Open Space. The allowance of the densitv on acreage
CONSTRAINT: DEVELOPMENT STANDARDS
Development standards are standards set by the City of Carlsbad to ensure that development of
residential or commercial that occurs, is compatible with the surrounding community, ensuring the
health, safety and welfare of it's citizens and providing quality development.
The City of Carlsbad has two levels of development standards. Standards that are codified in the
ordinances adopted by the City, and standards that can be considered administrative policy, through
interpretation of the code or through interpretation of policies and guidelines of the City's General Plan.
MITIGA TING OPPORTUNITIES
Opportunities exist to waive administrative policies that may add additional time or costs to low income
housing, The exemption of some administrative policies for low income housing could be considered
an incentive for such housing. Another alternative would be to develop policies or codes that would
apply only to low income housing. The purpose of these alternative codes would to be reduce cost
associated with some standards in order for these costs to be passed on to the eventual low-income
household.
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CONSTRAINTS: BUILDING, ELECTRICAL AND PLUMBING CODES
The City currently has adopted the 1988 version of the Uniform Building Code, the 1980 versio
the Uniform Plumbing Code and the 1987 version of the Uniform Electrical Code.The City ha:
substantive amendments to the Code that would adversely affect standard types of hous
Furthermore reduction of State required codes to reduce costs are not in the best interests of pt
health and safety.
Interpretations of some codes may be biased against certain alternative housing types such as SI
(Single Residential Occupancy) of farmworker housing.,
MITIGA TING OPPORTUNITIES
Certain types of alternative housing structures may be given flexibility in code interpretation VI
otherwise that certain type of housing may not fit into any one residential category.
Examples of these alternative housing structures may be what are commonly called SRO hotels, v1
although serve a residential function, are commercial in nature and may be required to be built L
restrictive commercial codes to be cost effective.
Another alternative may be dormitory style housing for homeless and transient or migrant farmwor
These types of housing structures not normally found in Carlsbad and may require broad interpreta
of existing codes and regulations to be built.
CODE ENFORCEMENT PROGRAMS
Currently the City of Carlsbad has a code enforcement effort designed to protect the health safety
welfare of it's citizenry. The City's Building Department in conjunction with the City Attorney's (
undertakes abatement proceedings for deteriorating and substandard housing or bootleg (ill
housing units.
The City of Carlsbad's code enforcement division of the Building Department currently detect!
abated violations to the State and County Housing and Health Codes as they relate to substal
housing.
Over the last 5 years there has been an average net loss of around 3 to 4 illegal or substa
housing units per year through enforcement activities. There are also abatement programs for I
campsites or makeshift housing in undeveloped agricultural areas of the City,
MITIGA TING OPPORTUNITIES
The code enforcement activities should include a monitoring and rehabilitation program to detec
monitor housing units in deteriorating conditions. These units, which predominantly house
income residents, may be demolished to abate an unsafe condition thereby reducing the stock of
income units. Monitoring in conjunction with a rehabilitation program would preserve these low in
units. Code enforcement programs that result in abatement of substandard housing should
coordination with the Housing and Redevelopment Agency that can target those units for rehabili
programs that will preserve the older housing stock, It is important to coordinate unsafe resic
abatement programs with relocation assistance for the tenants. Some tenants especially, handica
elderly, and very-low income may have problems finding suitable residences if displaced fron
current residence. Prompt relocation assistance may be crucial as the ability to rehabilitate substa
units on a timely basis may focus on relocating existing residents.
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CONSTRAINTS: OFFSITE IMPROVEMENTS
Currently the City has design standards for all offsite improvement. These standards are outlined in
administrative engineering policies associated with offsite improvements for residential projects.
CIRCULATION IMPROVEMENTS
During the course of development, circulation improvements are addressed at that time to achieve
satisfactory circulation improvement goals. The City through its Local Facilities Management Plan has
further identified standards for circulation.
Currently some circulation improvements are funded through a "Bridae and Thorouahfares Fee" the
City imposes on the areas of benefit. This fee varies according to the size of development and
circulation impacts. (See fee schedule in appendices). The cost to the developer for the improvements
required are usually passed on to the cost of the home or residence, increasing its cost.
MIJIGA TING OPPORTUNIJIES:
Circulation as well as other infrastructure improvements paid for by development through requirements
of fees are usually passed on to the purchaser or renter. Usually the improvements required as part
purchase price of a house. The City is currently adopting a Mello-Roos District for bond financing for
infrastructure and facility improvements. The infrastructure costs may be passed on to the buyer of
a home under Mello-Roos as a one time single fee assessed against the home, or under an easement
district, annual installments may be used to cover the assessment. The result is the "up front" costs
of infrastructure improvements may or may not be reflected in the cost and price of a home, depending
on the method used to pay back the assessment district. The City may contribute to on/offsite
infrastructure improvements through in-kind contributions for residential developments that would be
made affordable to lower-income households.
the City "Engineering Design Standards" publication, In addition there are also approximately four
of a project or subdivision are passed on as an "up front" cost of the dwellino unit as Dart of the
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CONSTRAINT: FEES AND EXACTIONS
Currently the City assesses fees for most administrative processing of application for developr
Fees and exactions receive the most amount of attention from the development community an
most often singled out as contributing to the growing costs of housing. These fees are identified i
appendices.
Other types of fees may be exacted to mitigate effects of development that would have an ad
effect on the community or district. A typical exaction would be for school fees. These exactior
identified in the appendices.
MITIGATING OPPORTUNITIES
WAIVING OF PFF FEES
Council Policy allows the waiver of Public Facility fees for low income housing. Implementation c
policy should also assess the fiscal impacts that the fee would normally generate on the budget
respective departments. Typically all fees including impact and processing fees average between
20,000 per unit depending on type (multi vs. Single family) and location. Reducing fees is a signi
incentive for some residential developments. Table 46 shows the total fees in Carlsbad of a typ
bedroom home.
a4
Table 46
TOTAL FEE COSTS TO BUILD A PROTOTYPE HOME
1 Escondido
2 San Marcos
3 Poway
4 San Diego City
5 Carlsbad
6 Solana Beach
7 Encinitas
$ 2 1,507
19,13 1
16,740
15,755
15,742
14,590
14,527
8 Chula Vista 14,193
9 Santee 12,397
10 Oceanside
11 Vista
12 San Diego County
12,012
10,791
9,279
13 Imperial Beach 8,567
14 Lemon Grove 8,459
15 Del Mar 8,222
16 La Mesa 7,733
17 El Cajon 7,645
18 National City 6,443
19 Coronado 5,908
CIF PROTOTYPE HOME
Three bedroom, two bath single family detached home.
1800sf (square feet) living area. 400sf garage and 240sf patio.
Apx. $139,000 valuation (calculated by each jurisdiction).
Type V wood frame construction. lOOA single phase electrical.
100,OOO Btu FAU gas service, and a common set of fixtures.
Sourcs: Annual Fee Survey, BIA, Builder Mapazinc, January, 1991.
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HOUSING-IN-LIEU FEES
A Housing-in-lieu fee targeted at market rate units or units built above a certain price range cou
assessed to generate funds to subsidize the construction of lower income units. The fee would si
a requirement that some projects may have to provide low income housing opportunities.
JOBS HOUSING IMPACT FEES
In-lieu fees or exactions leveled against developments that normally create jobs and a demand for I
exacted at the time of construction on a per square foot basis and are used to subsidizc
construction of low income units. The fees would be contingent upon establishing a nexus bet,
job creation and demand for the type of housing it would create.
REAL PROPERTY TRANSFER ASSESSMENT TAX
Property that is sold and realizes a gain in assessed value is assessed a transfer tax. This tar
portion thereof may be utilized as a source of revenue for housing programs. This would gener
source of funds from other than the new development and would spread the responsibility and
of providing housing for all income ranges to existing development. The revenue generated each
by this transfer tax is approximately $350,000.00 and is not encumbered for any special projec
goes to the General Fund.
income housing, primarily industrial or commercial/retail development, may be assessed. Fee
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CONSTRAINT: PROCESSING AND PERMIT PROCEDURES
As indicated in Table 47 the type of permit for residential development defines its length of processing
time. Projects that require multiple discretionary entitlement are usually processed concurrently. The
exceptions are for multi-phase residential master planned communities in which case these projects
are usually processed in phases.
TABLE 47
AVERAGE ADMINISTRATIVE PROCESSING TIME FOR DISCRETIONARY APPLICATIONS
AVERAGE LENGTH OF ADMIMSTRATIVE
CATEGORY APPLICATION TYPE PROCESSING TIME: FROM SUBMITTAL TO 1ST DISCRETIONARY ACTION
Master Master Plans 12 - 24 months
Development Master Plan Amendments
Specific Plans
Specific Plan Amendments
EIR's
Major
Minor
RMHP
Tentative Tracts
Site Development Plans
Redevelopment Permits
Conditional Use Permits
Tentative Tract Amendment/
Revisions
Zone Code Amendments
Planned Developments
Zone Changes
General Plan Amendments
Minor Subdivisions
Conditional Use Permits
Redevelopment Permits
Site Development Plans
Special Use Permits
Precise Development Plans
Planned Industrial Permits
Coastal Development Permits
Miscellaneous Hillside Development Permits
Administrative Variances
Local Coad Plan Amendments
Day Carer
Satellite Antennas
Planning Commission
Determinations CM Conditional Use Permits
Variances
Street Name Changes
Condominium Permits
6 - 12 months
3 - 6 months
1 - 3 months
-,
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MITIGA TlNG OPPORTUNITIES:
Permit and processing procedures can be utilized to create incentives for low income hou!
opportunities. Cost associated with carrying loan amounts during the processing time are usually a 1
While these costs can be absorbed by the developer, they are usually passed on to consumers via
sales prices or rental rate.
Expedited, fast track or priority processing can be utilized as an incentive for more low incc
affordable housing. A target of 25-30% reduction in processing time can be utilized to reduce carr
costs by the developer that would be passed on to reduce cost associated with the project.
CONSTRAINT: CALIFORNIA ENVIRONMENTAL QUALITY ACT
Under the California Environmental Quality Act,(CEQA) developments or actions defined as projc
unless otherwise exempted under specific CEQA guidelines, are required to undergo an assessmer
to the impact the project will have to the environment. This assessment determines if a substa
or more detailed effort will be needed to assess the full impact or a determination that it will not I
a significant impact. Developing rural areas, and environmentally sensitive areas that include lag1
and wetlands are particularly sensitive to the impacts of urbanization. Assessment and mitigatic
these impacts are sometimes lengthy and meticulous adding extra cost to the developn
Identification of impacts that cannot be mitigated may preclude development altogether.
Carlsbad has a substantial amount of environmental constraints due to its sensitive habitats, co
location and conservative approach to preserving its unique natural surroundings. These constr
may preclude, reduce, or in most cases, slow down construction of new housing in Carlsbad.
MITIGATING OPPORTUNITIES:
The California Environmental Quality Act provides opportunities for "tiering" environmental revi
Projects that require a comprehensive review and assessment with an ensuing Environmental In
Report often may contain specific mitigation measures to offset impacts. When a project req
multiple phases for completion. assessment and mitigation details can be included in the environm
impact report. Subsequent phases of the development may preclude further general or der
environmental review. This may lead to faster processing of projects after a master environm
review and assessment and mitigation of impacts is completed and can be utilized for subsec
EIR's.
Additionally, as environmental impact reports may require mitigation measures for adverse imp
new strategies to mitigate these adverse effects can be introduced. A jobs housing balancc
strategy to reduce energy consumption and auto emissions by locating housing and jobs i
together. Carlsbad with its predominantly single family housing construction over the last 2 de'
and the creation of lower paid retail and manufacturing jobs, has created an imbalance of a resic
population and a secondary employment population that tax the existing roadway capacity t
maximum at the traditional rush hours. By creating a better mix of housing styles and types to (
a greater range of and number of housing units for the current and future employment popul
would also place employment and housing closer together. A mitigating effect is created to con
fuel, reduce emissions, and reduce traffic impaction.
of the cost of development. Substantial delays in processing can exceed development estima
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CONSTRAINT: STAFFING
Constraints to housing opportunities may also include insufficient staffing. Federal, State and Local
regulatory procedures often call for substantial review of development prior to construction. Staffing
to fulfill current requirements and for additional regulatory procedures must be identified as a constraint
for housing if sufficient staffing to meet processing goals and time lines are not allocated. Community
Development activities such as Planning, Building and Engineering functions are impacted by the pace
of the City's Housing and Redevelopment Agency, creation of additional low-income housing
opportunities and the administration of them, may require additional staffing.
Review of the City's previous element has shown that a variety of programs were never effectively
implemented due to the increased staff time required For additional housing programs. Future programs
that add additional administrative tasks to staff will also fail to be implemented if sufficient staffing
time is not available to administer additional housing programs.
MITIGA TING OPPORTUNITIES:
Insufficient staffing and under-budgeting of positions in City Departments may also act as constraints
to housing. Implementing programs to increase affordable, or the production of low income units, are
dependent on adequate staffing. Frequently these programs are prioritized below other administrative
and regulatory tasks and as such are not implemented on a timely basis. Housing programs that
require more administrative and managerial time may result in a need for more staff for it to be
effective.
The Citv may need to allocate additional financial resources to assure sufficient staffing for housing
programs.
and magnitude of development. In addition, as the administration of housing programs are a function
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NON-GOVERNMENTAL CONSTRAINTS
Constraints that are usually beyond the local jurisdiction to control are labeled as non-governml
constraints. Several of these constraints are defined at the State and Federal level but mu:
addressed by the local jurisdiction sometimes under guidelines that are detrimental to the constru'
of housing.
CONSTRAINTS: FINANCING
Financing is a key component of housing development. Financing can be broken down into twc
categories; takeout (construction), and permanent (mortgage). Construction financing is usually s
term in nature and is used for acquisition and development of property. Mortgage or perm:
financing is the long-term financing of the project, This debt usually buys out the constru
financing and is serviced by income received from rents or sales.
If financing, either takeout or permanent, is not available for any of the reasons listed below,
construction will not occur.
Recent developments in the banking and financing industry have had substantial impact 01
development of both multi and single family housing. Several recent events have had major effec
the supply of money that has traditionally been used to finance affordable housing.
The 1986 Federal Tax Reform Act substantially changed the rules for real-estate investment
particular regards to multifamily construction. Recent legislation has reduced tax benefits nor
associated with investment in multi-family development. This has had the effect of reducin
amount of money available for multi-family construction.
1989 Federal Savings and Loan Act restructured and added new regulations to the Saving!
Loanflhrift Banking Institutions. These changes limited (1) the amount of money that could b
to one borrower and (2) mandated extra capitalization reserves for all Savings and Loans as a ra
money lent. (This has had an impact on the ability to acquire money for acquisition and develoc
and for permanent financing.) Impacted the hardest were multi-family builders and small develor
(< 100 units) companies who usually only used one or two lending sources for their developmc
AVAILABILITY AND USE OF PUBLIC FINANCING.
Funds that are available through Federal, State, and Local sources are referred to as public in n
These funds are usually made available at below market (private) interest rates for purpos
providing low-income housing opportunities. These funds are not widely available and are res1
in their use. With the decrease in private market financing for multi-family development, the dc
for this financing has grown. Competition for these funds is high and availability is not a
consistent.
The additional constraint to using government financing is that of restrictions of use and i
administrative burden that sometimes accompanies these funds. Many cities have chosen
compete for these funds as they do not have the administrative capability to manage them.
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CURRENT RATES
Table 49 below contains July 1990 rates for construction and mortgage loans for several major banks.
The effects of mortgage rates on housing affordability is indicated in Table 48 . Table 50 shows the
prevailing rates of some government sources of funds.
TABLE 48
THE EFFECTS OF CHANGES IN INTEREST RATES ON THE COST OF A HOME LOAN.
(~l[rI1[1l11110%)1111%11112%
I $60.000 $440 $483 $527 $571 $61 7
$80.000 $587 $644 $702 $762 $803
$1 00,000 $734 $804 $878 $952 $1 028
$120,000 $880 $961 $1053 $1 143 $1 234
9 150,000 $1 100 $1 207 $1 31 6 $1 428 $1 543
$200,000 $1467 S 1 609 $1 755 $1 905 $2057
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- -
TABLE 49 ,
MORTGAGE INTEREST RATES
Fixed Rate First
Lender Int Rate & - PtS
Wells Fargo 10.25 10.53 2.0
Security Pacific 10.125 10.40 2.0
Fixed Rate Seconds
Far West 10.75 11.16 2.0
Heartland 11.125 11.54 2.0
Adjustable Rate First
Int Rate
Lender - APR - Pts - Index Marein
Union Bank 8.625 10.97 12.5 1 YTB 2.60
Wells Fargo 8.75 11.3 1.75 6 MTB 2.75
Source: San Diego Union - July. 1990
SANDAG @age 105)
- Year
30
30
1s
15
Rate Neg
'4dJ m
6 Mo No
6 Mo No
Max - Loan
$187.450
$187,450
$93,725
$93,800
Max - Rate
13.75
14.0
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Table 50 contains the cost of funds by several governmental sources.
TABLE 50
MONEY RATES AS OF 12-20-90
Prime Rate 10 5%
Federal Funds Rate high 7 51165% (-), low 7 3/16%(-)
LABOR 8 118% (c) one month
7 13116% (-) three months 7 518 (-) one year
Treasury Bills 6.86% (-) 13 weeks, 6.74% (-) 26 weeks
Freddie Mac 30-year fixedl3O-day delivery 9.63 % (-)
Fannie Mae 30-year fixedI30-day deliver 9.53 % (-)
1 lth District COF For December '90 8.05 % (+)
The above key rates are a general guide only, they should not be used for actual transactions and no
warranty to their accuracy is rendered.
Source: Lin Walton, First California Moflgage
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MITIGA TING OPPORTUNITIES
Financing constraints may be overcome by several financial tools available to create more affordable
housing.
MORTGAGE REVENUE BONDS
These are bonds sold by the City to create a pool of money for subsidized mortgages. The bonds are
serviced through a return rate on the mortgage or resold on the bond market. The up-front cost of
issuing bonds are prohibitively expensive for a small issuing. To reduce the "up-front" cost of the
issuance of a Mortgage Revenue Bond that will cover only a small amount of mortgages that a city
may wish to offer, many cities have formed pools in a cooperative effort to spread the up-front cost
among several cities or housing authorities, Mortgage revenue bonds can be issued for multi-family
or single family developments, but multi-family bonds have become less in demand and more difficult
to issue due to recent changes in the tax code.
PUBLIC FINANCING
The State Housing and Community Development Agency, and HUD offer construction, rehabilitation,
and permanent financing as low as 3% to qualified applicants such as housing authorities or private
not-for-profit developers. These funds are competed for based on participation of other funding
sources and local need. A brief list of these programs is listed below:
Federally funded rehab and construction programs;
Section 202 Direct loans for elderly and handicapped housing.
Section 502 Rural home ownership assistance.
Section 51 5 Rural rental housing assistance.
Section 17 Rental housing rehabilitation.
Section 31 7 Rehabilitation loans.
Housing and Community Development Act Block Grants.
Family Housing Demonstration Program (HCD)
Home Mortgage Purchase Program (CHFA)
Predevelopment Loan Program (HCD)
Rental Housing Construction Program (HCD)
Rental Housing Mortgage Loan Program (CHFA)
Self Help Housing (CHFA & HCDI
AB 665 (1 982) Bonds - Renter occupied construction
Funds authorized by the Mark-Furon Residential Rehabilitation Act and SB 99 - New construction
California Energy Conservation Rehabilitation Program
Deferred Payment Rehabilitation Loan Fund (HCD)
Home Ownership Mortgage Bond Program (CHFA)
Home Ownership Assistance Program (HCD)
Matching Down Payment Program (CHFA)
Natural Disaster Assistance Program (HCD)
Non Profit Housing Program (CHFA)
Farmworker Housing Grant Program (HCD)
Mobilehome Park Assistance Program (HCD)
State Legalization impact Assistance Grant Program (HCD)
Federal Emergency Shelter Grants Program (HCD)
Senior Citizen Shared Housing Program (HCD]
State funded rehabilitation and construction programs;
Statellocal Multifamily Program (HCD)
This list of financial and assistance programs is not all-inclusive, and many programs may not have
funding availability at this time. It is important that the City familiarize itself with the application
process and availability of these funds.
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LOW INCOME PERMANENT FINANCING
A consortium of banks and savings and loans has formed an organization (SAMCO) designed to (
private below market permanent financing for low-income projects. This organization, based in
Diego, is a prime source for below market financing needed for low income projects.
COMMUNITY REINVESTMENT ACT
This Act requires lending institutions to report on their lending activities and how they meet the n
of the community. Lending institutions may face official sanctions for not meeting performance g
A City may have a program to evaluate an institution's lending practices for its community. It
impose its own sanctions. These sanction may include withdrawal of funds by the City, or cooper
businesses, from lending institutions who have not made adequate mortgage or construction final
loans in their community.
REDEVELOPMENT SET-ASIDE FUNDS
Currently State Law required that 20% of tax increment returns be set aside for low-to-mod
income housing. This is a good source of gap funding or equity positions the City may wi
participate in with qualified law income residential projects.
COMMUNITY DEVELOPMENT BLOCK GRANT FUNDS
The City of Carlsbad uses the Federally entitled grant funds to support a wide range of service:
programs that benefit the community's lower and moderate income households. CDBG funds m
used for housing purposes in the acquisition of land using these funds and in the fundi1
rehabilitation and preservation programs. The CDBG funds may also be used to fund a wide ran
planning studies and programs which will benefit low and moderate income households.
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CONSTRAINT: PRICE OF LAND
The price of land varies depending on location, improvements and use. The cost of land in Carlsbad
is a prime constraint in providing affordable housing opportunity, Carlsbad contains a significant
amount of land with coastal views; a premium that is added to the cost of land. In addition location
factors such as proximity to freeway access, public facilities, and intangible factors such as image and
quality of life contribute significantly to demand and price. The cost of improving the land, grading and
added infrastructure also contributes to the final costs. Carlsbad has a considerable amount of land
located in hilly topography. The added costs of grading required as well as the additional engineering
and improvement costs are greater as opposed to flat level land. Costs associated with land have
traditionally contributed to around 40 percent to the cost of a home. In Southern California the price
of land and its preparation sometimes may be as high as sixty percent. The price of land is also
determined on the number of units that the land may yield after constraints such as topography,
environmental constraints and density are factored in. The actual yield may be far below the allowable
density. Land prices in Carlsbad vary substantially. Undeveloped vacant land with varied topography
and no improvements is approximately $1 00-250,000 an acre, with coastal view land slightly higher.
lnfill residential land, with all improvements may run as high as $1 million an acre depending on
location and density.The added value and price of land in Carlsbad has severely limited market-rate
financed construction for low-income households.
MITIGATING OPPORTUNITIES:
Land prices are generally determined in the market place. As such, the availability of non constrained
developable acreage suitable for residential development is higher in areas closer to significant
employment centers and areas with significant desirable attributes, i.e., coastal vs. inland. Carlsbad
has substantial acreage that falls within these attributes. Land pricing is also a factor of yield or return.
Land costs are also determined on "how much" or yield of development that can occur upon a specific
property. This yield is a product of the General Plan Density which often determined housing product
type, infrastructure or the amount of acreage needed for public improvements, net developable acreage
and general market conditions.
Final land prices are determined by how much (if any) entitlement are secured for the land. This is
important if the land is sold and currently undeveloped but has secured entitlement to build.
Price can be affected by knowing there are considerations such as low income housing that need to
be included in the project. This may affect the project pro-forma and the selling price of the property
may be adjusted to compensate for this.
Other techniques may be used to supply land at reduced prices. These include:
IMMINENT DOMAINIFRIENDLY CONDEMNATION
To assure an adequate supply of housing in all income ranges a city may choose to acquire suitable
property to assure this need is to be met. Property acquired through friendly eminent domain
proceedings is subject to fair market value but substantial tax benefits may accrue to the owner of the
parcel. Property that is acquired by this method through "friendly" negotiations usually arrive at an
equitable disposition and the property may be acquired at a below market price.
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LAND BANKING
Land that be acquired or purchased that may not be currently used for housing but may be {
entitlement at a future date, could be acquired by the City. This land could be resold with entitle1
to a non-profit developer at a reduced price to provide housing affordable to lower income househ
Land may be accepted as an in-lieu contribution for an inclusionary housing requirement.
purchased or contributed for the purpose of residential construction must be suitable fol
appropriate density.
GOVERNMENTlPUBLlC LAND
Surplus property that is owned by the City or another public entity can be acquired to provide pots
housing opportunities for lower income households. Surplus property is then passed on to a deve
at a negotiated reduced price in exchange for a requirement for more housing affordable to t
income groups.
CONSTRAINED ACREAGE
Developable acreage that is regulatory constrained ie., constrained due to government control,
be utilized to increase yield of developable acreage. Currently Carlsbad does not give density cre
acreage that is constrained due to several factors. Density credits may be given to this lanc
transferred to an adjacent property for the purpose of low income housing.
CONSTRAINT: COST OF CONSTRUCTION
Construction costs may contribute significantly to the affordability and cost of housing. Factor'
contribute to construction costs are referred to as "hard costs" and typically refer to labo
materials. Soft costs are typically a developer's overhead, and carrying costs on acquisiti
construction loans. Carrying costs are associated with finance and lending constraints as VI
processing times as referred to earlier in this section.
LABOR
Labor costs are significantly higher in the southern California region than averages nationwic
similar employment. The prevailing wage for construction is $12.00 - $22.00 per hour a\
depending on skill, experience, and labor union affiliation.
AVERAGE CONSTRUCTION COSTS
COST PER SQUARE FOOT
The cost per square foot for construction is a general average for the San Diego Region. This ma
fram builder to builder based upon a number of factors. The average residential construction CC
square foot is indicated:
Multi-Family $38.00 - $45.00 per square foot
Single-Family (detached1 $50.00 - $56.00 per square foot
Single-Family (attached) $48.00 per square foot
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MITIGATING OPPORTUNITIES
Costs of construction in this section refers to labor and materials. The typical labor rate for
construction workers depends upon the level of skill associated with the job, whether it is union or not
and the availability of construction workers.
Opportunities exist for reduction of costs associated with construction. These include, but are not
limited to:
FACTORY BUILT HOUSING/MANUFACTURED HOUSING
Using new technology, manufactured homes may represent new shelter opportunities in the low and
moderate income range. Some of the housing construction is conducted offsite and transported to the
construction site. A fast growing alternative to onsite development, construction of flooring and
framing is done in computer controlled factories and then transported onsite for assembly. Estimates
on cost reductions using these methodologies may be as high as 30%. The City could encourage
developers to take advantage of these type of programs. The product is identical in appearance to
custom onsite stick built single family or multifamily product.
Residentiai-manufactured home development(R-MHD) are residential developments that have
characteristics common to both multi-family and single-family neighborhoods. R-MHD are income
producing properties as are multi-family complexes, but individual detached manufactured homes in
the development are owner occupied. Home owners enter into a long-term lease with the partnership
or corporation(which may be owned by the tenants) which manages and maintains community
infrastructure.
R-MHD are typically pegged to area apartment rates. The lifestyle and density patterns are decidedly
single-family in nature. R-MHD compete in the shelter market between multi-family and condominium.
DEVELOPMENT STANDARDS
Development standards, either modified or as part of administrative policies, sometimes add extra cost
because of additional materials required and extra labor. A significant reduction of costs from a
modification or waiver of the standards can be attained and passed on to the savings of the unit for
low-income housing.
CONSTRUCTION MANAGEMENT
Development of affordable and low cost housing is sometimes accomplished through special
construction management techniques. Companies that specialize in low cost housing utilize these
special management techniques to cut costs. In any low income development, this should be a
requirement.
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ENVIRONMENTAL CONSTRAINTS
The City of Carlsbad faces several major environmental constraints. These constraints are out11
briefly in this section.
These constraints may be significant in that mitigation measures may include restriction
development that would reduce the net developable acreage in Carlsbad.
CONSTRAINT: ENDANGERED SPECIES
Currently there are several species of flora and fauna that have been assessed as being endang
for survival. Under the Federal Endangered Species Act which was designed to prescribe species
may be threatened with extinction, the federal government may supersede local authority to pres
habitat of the endangered species including moratoriums or restrictions on local development ur
a management or mitigation measure is identified or implemented.
Currently there are several species of floral and fauna that are listed on the state and fec
endangered species list.
These are indicated in table 51.
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TABLE 51
THREATENED and ENDANGERED SPECIES COMMON TO THE CITY OF CARLSBAD I
Sensitive Carlsbad Ran Species: StateIFed. Status
(1) Acanthomintha iliciofolia (San Diego Thorn Mint) CE C1
(2) Brodiaea tilifolia Fread-leaved Brodiaea) CE C1
(3) Dudleya viscida (Sticky Dudleya) c1
Note: The following plants have a high potential for Occurrence in any Carlsbad Coastal Mixed Chaparral.
(4) Comarostaphylis diversifolia v. divenifolia
(5) Corethrogyne tilaginifolia v. linifolia c2
(6) Baccharis vanessae (Encinitas baccharis) CE C1
Note: Species I, 2, 5, and 6 will probably be listed within a year.
Sensitive Carlsbad Reptile Species:
(1) Cnemidophorus Hyperythrus (Orange Throated Whiptail)
(2) Phrynosoma comnatum (Coast Homed Lizard)
(3) Thamnophis hamondii (Twestriped Garter Snake)
c2
Sensitive Carlsbad Bird Species:
(1) Polioptila melanura California (Calif. Gnatcatcher) c2
(2) Vireo belii pusillus (Least Bell's Vireo) CE FE (3) Sterna antillarum browni (Calif. Least Tern) CE FE
Note: Species number one will probably be listed (Federally Endangered) within two years.
Status Definitions:
(1) CE - California Endangered
(2) FE - Federal Endangered
(3) C1 - Candidate for Federal Endangered Species slatus. Enough information is on tile to support the listing of these species.
(4) C2 - Can date for Federal Endangered Species status. More information on this species is needed to support a listing.
sourcC: Sen Diego Biodivenity project. kitive Species Within Culhd City Limib. August. 1990.
The most significant species list in Carlsbad is the California black-tailed gnatcatcher. This bird has
been requested to be officially listed as an endangered species. A significant amount of its habitat
(coastal sage scrub) is prominent in undeveloped areas of Carlsbad and the coastal region. If the
gnatcatcher is listed as an endangered species and there is no mitigation plan, major undeveloped areas
of the City would be closed to further development.
MITIGATING OPPORTUNITIES:
Potential exclusion of development for the project protection of endangered species may be avoided
should a management plan to mitigate the effects of development be adopted by the City and approved
by the appropriate state, federal and local agencies.
Currently Carlsbad is preparing a management plan for the California Gnatcatcher, a species that may
or may not be placed on the endangered species list. This plan would provide an in-depth study as to
the habitat, number and location of the species, mitigation efforts and a monitoring plan. If
implemented, development could possibly proceed providing that mitigation efforts were acceptable
and provided for that development.
This plan could be a bench-mark to provide acceptable management and monitoring plans for other
endangered species of flora and fauna.
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CONSTRAINT: DROUGHT AND WATER SUPPLY
Climatological factors such as drought conditions may constrain housing, both in construction anc
term availability
CONSTRUCTION
Water reserves in a region drop and conservation becomes necessary as mandated in various
alerts, construction grading becomes a low priority and is sometimes halted. This may push
construction scheduled and add additional costs to housing.
LONG TERM AVAILABILITY.
Long term availability of water is allocated in a state and regional level and is sometimes beyor
purview of local municipal governments. Cities jurisdiction may provide restriction in developm
the long term if in coordination with local water authorities.
MfTfGATfNG OPPORTUNfTfES:
Water conservation efforts in developments that would significantly reduce water consumption
may be included as an incentive for low cost housing for future housing developments.
The use of water saving appliances and increased xerophytic landscaping that are consister
compatible with the City's Landscape Standards should be encouraged with ties to incentives fc
income housing production. Xerophytic landscaping may be substituted for normal "lush" landsc
standard for low-income projects.
Water conservation would also be encouraged by requiring the use of reclaimed water for gl
purposes during construction periods.
Additional incentives for development may be given if water conservation fixtures and applianc
utilized in new construction.
Retro-fitting of existing housing units with water conserving appliances or fixtures shot
encouraged. During times of water alerts and shortages, retro-fitting and the savings produce
allow residential development without a net increase in water consumption.
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CONSTRAINT: TOPOGRAPHY
Topography is sometimes a key constraint to housing development, as it removes significant acreage
in the city from development and contributes to the land prices. Carlsbad, through an adopted Hillside
Development Ordinance, does not allow significant amounts of grading without required regulatory
permits.
Land that has slopes of over 40% is precluded from calculating density on the site. Slopes under 40%
and greater than 25% are allowed one half of the sites density. Carlsbad has over 5,000 acres that
are constrained topographically. Hilly land that is allowed for development has significantly more costs
associated with its improvements than flat level land. These cost are usually passed on to the home
buyer or renter.
MITIGATING OPPORTUNITIES:
The City in order to achieve development compatible with the community and preserve unique scenic
qualities of hillside topography has developed a hillside ordinance. Provisions of this ordinance calls
for no residential development on hillsides with slopes greater than 40%. On slopes with density
greater than 25% but less than 40%, densitv is reduced bv one half. A possible incentive for low
income housing would be a density credit in hillside acreage of slopes greater than 25% or less than
40%. This would increase the yield of low income units over what normally could be provided,
especially with developments in hillside areas.
The city may make in-kind contributions to odoffsite improvements to lower the cost and pass it on.
These contributions should be offered as an incentive especially to lower income housing.
CONSTRAINT: SENSITIVE HABITATS
Carlsbad has three coastal lagoons. These lagoons contain a significant amount of migratory birds and
other unique flora and fauna. Preservation of these habitats is a key goal in land decisions by the City.
Sensitive wetland and riparian habitat may also significantly impact development.
MITIGATING OPPORTUNITIES
The City currently has several sensitive habitats. These include three lagoons, Buena Vista, Agua
Hedionda, and Batiquitos. In addition, the City has several watercourses and accompanying riparian
to be developed within the next decade.
Currently identified sensitive habitats are listed as constrained lands and not developable. This does
not affect the net developable acreage as indicated in the Vacant Land Inventory which removes this
acreage as constrained lands. Preserving this habitat is essential to other land use and quality goals
the City has set. Opportunities to preserve these natural settings as identified through environmental
assessments and other means, may be enhanced by providing density credits on developable residential
acreage on these sites if the increase in density would achieve a housing element goal for low income
housing needs.
habitat. These lands are part of acreage that are adjacent to or within lands that have the potential
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CONSTRAINT: COASTAL ZONE
Currently a significant portion of undeveloped acreage is situated in the State designated coastal :
areas. Development activities of significant impact must be approved by the California Co;
Commission in addition to local approval processes. Often, to protect coastal resources signifi
changes or reduction in residential unit yields or densities are required for project approval. T
requirements may significantly affect production of lower income units in coastal zone areas. Carl:
has additional regulatory policies to preserve agriculture and scenic resources contained in its 1
Coastal Plans approved by the State. The City of Carlsbad has received a special exemption fron
requirements of Section 65590 of Government Code 10.7 for requirements of low and modc
Section 30519.1, the text of which is found in the appendices.
MITIGATING OPPORTUNITIES:
Although the City’s current coastal zone plan does not mandate low income housing as a provisic
development as some plans do, opportunities using density bonus ordinances would be utilizc
coastal zone development. Currently most of the City‘s existing low income housing stock is w
the City’s coastal zone. Preservation and rehabilitation programs may be mandated and impleme
through this program. The city will also implement an inclusionary housing program for all mast
specific planned communities, several of these communities are located in the coastal zone, then
be significant contributions to the low income housing stock in the coastal areas through this pro€
Map C depicts the City‘s coastal zones.
CONSTRAINT: AGRICULTURE LAND/WILLIAMSON ACT
The City of Carlsbad has a large amount of agricultural land (400 acres) currently that is unde
Williamson Act, which is designed to preserve longer term agricultural land for that use. The (
policy is that agriculture will not be a long-term land use for the city and will eventually be phased
These areas have not been designated for future use as residential as it is primarily in areas not pla
for residential development such as steep hillsides and airport impact zones.
MITIGATING OPPORTUNITIES:
The ultimate use for all agricultural land including lands under the Williamson Act
will most likely be determined on the physical constraints and the market conditions at that time. I
of the land under long-term agricultural preservation is not suitable for future residential develop
as there may be significant land use, i.e., airport, environmental, coastal constraints. These const:
may include topography and the City’s Growth management caps which limits the amount of
residential units at build out.
income housing in coastal zones. This exemption is found in The Public Resource Code, Divisior
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cARLsa, LOCAL COASTAL PROGRAM (LC
SEGMEN'
BOUNDARY Mi
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~MELLO I
~MELLO 11
AGUA HEDIONDA
EAST BATIQUITOS LAGOON/HUNT a WEST BATIQUITOS LAGOON/SAMMIS a REDEVELOPMENT AREA
City of tarlsbad
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CONSTRAINT: AIRPORT LAND USE PLAN
Carlsbad is home to the McClellan-Palomar Airport, a public general aviation facility. In 1970, the !
of California enacted a law requiring the formation of an Airport Land Use Commission in each cc
containing a public airport. Among the duties of this Commission is the formulation
Comprehensive Land Use Plan (CLUP). In San Diego County the San Diego County of Go
ments(SANDAG) has been designated as the Airport Land Use Commission. In 1974 the original
Use Plan for the McClellan-Palomar Airport was adopted and in 1986 a revised plan was adopted
plan was adopted to assist in ensuring compatible land use development in the area surroundin
McClellan-Palomar Airport. The plan contains the Airport's Influence Area, projected noise cont
clear zone, flight activity zone, land use compatibility matrix and recommendations. The signii
restrictions to housing and residential development are within the flight activity zone and within cc
projected noise contour levels. The flight activity zone contains areas restricted from certain use:
to crash hazards. The projected noise contour levels are used to quantify noise impacts ar
determine compatibility with land uses. Noise levels are quantified based on a descriptor of daily
level, the community noise equivalent level (CNEL). The boundaries of these levels are definc
"contours" and are depicted on the Airport Noise Contour Map, MAP D.
The contour does not define a land area in which residential uses are unsuitable. Rather, the co
identifies an area in which mitigation measures may have to be utilized to reduce the impact of ail
noise on dwelling units other than single family detached.
State Noise Standards have adopted the 65 CNEL contour level as the value defined as a boul
within which the noise environment is not suitable for residential use.
MITIGATING OPPORTUNITIES
The General Plan Land Use Map of the Land Use Element of the General Plan for the City of Car
shows the area around the McClellan-Palomar Airport as being industrial in nature, with
agricultural uses. There are no residentially zoned lands and the Land Use Map indicates f
Industrial and Open Space Use.
Although the area is primarily industrial there does exist opportunities for residential habitation
PM zoning district of the City's Zoning Ordinance allows multifamily residential development of
40 units per acre providing it serves with or is built in conjunction with adjoining indt
mitigation measures.
The area around the airport also allows commercial land uses that may include, hotels, motels or
transient commercial housing structures such as Single Room Occupancy Hotels.
Transient Shelters are also allowed in Industrial areas with a conditional use permit.
development, Any multifamily development within the 65 CNEL is subject to a noise stud!
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VACANT LAND INVENTORY
The City of Carlsbad has a substantial amount of vacant and developable residential land. This val
land is itemized by General Plan land use category in Table 53.
Carlsbad has approximately 6621 acres of residentially designated land currently undevelope
underdeveloped remaining in the city. Of this total remaining unconstrained residential acre
approximately 94 percent has a density of 6 units an acre and under. Of the remaining 6 percent,
acres have medium high density of under 12 units per acre and 60 acres, or one percent, o
remaining developable acreage has a density of 19 units per acre.
The total number of units that this acreage may yield according to its density limitations impose
the general plan and growth control point is indicated below.
TABLE 52
AcreagelUnit Yield
ACRES General Plan Density(Growth Control Point) ESTlMATED YIELD
1391.14 Residential Low (1 .O) 1391
3431.35 Residential Low Medium (3.2) 10980
1347.69 Residential Medium (6.0) 8086
390.42 Residential Medium High (1 1.5) 4489
59.91 Residential High (19.01 1138
6621.06 26084
OF UNITS.
This total remaining acreage yield shows that the remaining buildout capacity of over 26084
which is approximate to the remaining build out cap of approximately 2681 5 units.
The city of Carlsbad also has additional acreage that is under-developed that is situated in built.
in-fill areas of the city. This area is predominantly in Northwest Quadrant of the city. These
contains 3 levels of potential developable residential land.
The first level is vacant in-fill land which is land parceled in small lots within the older and built-ul of the city. This land is residentially zoned and designated for residential development in the (l
Plan Land Use map.
The second level would be under-utilized land which contains parcels of land developed but not *
highest density.
The third level would be land that would be transitional in nature, commercial or industrial la1
could be utilized for mixed use or residential development.
It is estimated that around 10 percent of the total developed acreage may fit into these cat6
This would add approximately 700 acres to the existing vacant land. A unit yield would be difl
estimate given the more stringent development controls given to in-fill residential projects 2
various densities that this acreage would be comprised.
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The remaining vacant land and its present densities indicate that the yield of units in the 3 highest
density categories; RH, RMH and RM is sufficient to produce enough multifamily housing to meet the
specific 5 year goals. Lower density; RL and RLM are primarily single family densities and can be used
to meet moderate and upper income category housing goals. The inventory does point out a
diminishing amount of RH (residential high) density remaining in the vacant and undeveloped areas of
the city. There is additional under-utilized higher density residential within the redevelopment and in-fill
areas of the city. This acreage may accommodate additional units at this density range.
Under Growth Management guidelines the city may allocate "unused" units, from projects that have
been built under the Growth Management caps to special housing needs such as the need for lower-
income units. General Plan amendments to increase densities for projects that meet this need, or,
density bonus provisions to increase the yield of units above the growth control point can be achieved
using the available "bank" of unused units. An additional strategy would be to decrease the density
in some acreage designated in the medium residential density range and increase density in the medium
high or high range. This would increase the amount of acreage in the higher end of the density range
needed for multi-family housing and for special housing needs such as low-incomes housing. This
strategy to increase density would not add units and would keep within the Growth Management caps
but would reassign densities, if needed, to accommodate alternative housing types that need higher
densities such as apartments or town homes. One adverse effect to this strategy would be to reduce
the available acreage for mid-density housing such as small lot subdivisions that typically are needed
for moderate-income housing.
The following maps show the remaining units to be built in each quadrant of the city. Map C shows
the status of the Local Facilities Management zones. The status for each zone is important as it
determines how much acreage is available for development with appropriate facilities. Within the 5 year
time frame for this housing element (1 991 -1 996) 22 of the 25 zones will be available for development.
The remaining three zones may be available, but at this time no zone plan for facilities have been
adopted.
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ENERGY CONSERVATION IN HOUSING DEVELOPMENT.
The City of Carlsbad through the introduction of a new housing goal in creating a better jobs housing
balance for the city, has instituted a strategy to encourage increased energy conservation through
reducing distance between housing and employment. A secondary benefit is the reduction of vehicular
emissions and improved air quality.
By reducing potential future commute time and distance for residents, conservation of energy
particularly oil and gas, can be promoted. Reduction in distance and travel time may also reduce auto
emissions as less work commuting will occur. Encouragement of future housing in proximity to existing
and future transit and rail centers will be encouraged to reduce driving.
The City will continue the enforcement in Engineering and Building plan-check of the State Title 24
guidelines which include energy efficiency standards for new development. Additional use of energy
saving appliances especially those built-in to new housing will be encouraged. The City will require
all lower-income projects that utilize City assistance or subsidy to be provided with energy efficient
appliances.
Through cooperative efforts with local utilities, the City will encourage retro-fitting existing housing
stock with appliances and fixture that will increase energy efficiency.
The City of Carlsbad currently has regulations in its subdivisions that require where possible that future
subdivisions take advantage of solar orientation to reduce heating and cooling costs.
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SECTION FOUR
HOUSING ELEMEN
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~~ 1 i m - GOALS I OBJECTIVES
\ PROGRAMS
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FISCAL CAVEAT I
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The following section of the Housing Element sets out the City's long-term housing goals and iden
a menu of shorter-term objectives, policy positions, and action programs which can be utilizl
achieve these long-term goals.
Taken together these four components (goals, objectives, policies, and programs) comprise a
ambitious, broad-based program for the provision of shelter throughout the City. Via this elemer
City demonstrates its understanding of the magnitude of the housing problem, as well i
solutions to the problem.
Having demonstrated this understanding and having affirmed its commitment towards meetin
City's housing needs, it is nevertheless incumbent on the City to acknowledge that the ho
program is but one of a large number of programs competing for the finite fiscal resources of the
Because not all of the following proposals are precisely defined (requiring further study), some dc
upon the development of new funding sources which currently do not exist (trust fund, in-lieu
etc.), and many will be implemented over a number of years (years for which budget projectior
not available as this element is being drafted), it is not possible to subject this program to
budgetary scrutiny. In addition, there may be legal requirements affecting future encumbranc
funds, as well as demands in other areas requiring the City to make difficult decisions on bud(
priorities. Simply stated, while the City, in adopting this element, embraces the housing prc
contained in the following section, it may or may not be possible to do everything proposed with
program, within the time-frame envisioned by the program.
Nothing in this observation should be construed to mean that the City has any diminished commi,
or diminished obligation to responding to Carlsbad's housing needs.
understanding of the need for a substantial commitment of City resources to providing the nece
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GOALS, OBJECTIVES, POLICIES, PROGRAMS
The Goals, Objectives, Policies and Programs Section of this Element contains the actions the City of
Carlsbad will take to promote housing and shelter opportunities for all segments of the community.
This section contains overall Goal statements, Objectives to meet those Goals, Policies on positions
the City may take to meet those Goals, and Programs which are action statements.
There are six Goals stated in this Element. The Goals are articulated as a general "end condition state-
ment", which state a desired achievement. The Goals do not contain an action verb as they reflect a
final statement of what the City will hope to achieve. How the goal will be achieved is established via
the subordinate objectives, policies and - importantly - action programs.
Under each Goal there are several Objectives. Objectives are more specific achievements the city will
strive for to obtain the more broad based Goal. Each Objective should address a particular outstanding
housing need that is identified in the previous sections of the Element. Many objectives establish
numerical targets to be achieved in action programs.
Each Objective will contain one or more Programs that will describe an action necessary to achieve an
Objective. The Programs are briefly described and are to be implemented over the five year period of
the Element. Many of the programs are studies that will take a comprehensive look at a certain aspects
of housing and may follow through with a more specific program should the study indicate a plan of
action should be required. Due to complexities of certain subjects it is important to take a close look
at the impacts and implications that these programs may bring about.
Under many Objectives, but not all, there are Policies. Policies are statements on position the City
takes to implement an objective. Policies contained in the Housing Element are important statements
as they reflect the City's official position on a matter. Future development must be consistent with
these policies.
Following each program are line items:
FUNDING: indicates the source of funds to be used for each program, Where a funding source indicates
General Fund it is to mean that the program uses existing staff or resources and is funded by the
General Fund. Some Funding source indicate the use of State, or Federal funds. Where these funds
might become unavailable, implementation of these programs may not be possible.
LEAD AGENCY: indicates the agency, department or authority responsible for the program. When more
than one agency is listed it is a joint or cooperative effort. The Housing Authority means the City
Council authority over any housing program, the administration and actual staffing to be carried out
by the Housing and Redevelopment Department.
TARGET YEAR: indicates the time span for most of the programs, usually from 1991 until 1996.
Where only one date is indicated it means the fiscal year the program is scheduled to be implemented
or the study will take place.
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GOAL 1 (PRESERVATION)
Carlsbad's existing housing stock preserved and rehabilitated with special attention to hot
affordable to lower-income households
OBJECTIVE 1.1 (CONDOMINIUM CONVERSION)
Create a program to monitor conversions to condominium of those rental apartments v
house primarily low and moderate income households and limit those conversions that re
the supply of affordable housing for those income ranges.
POLICY 1.1
Conversions to condominiums of existing rental units which contain households c
and moderate income may not be approved unless findings can be
made that; the units will remain affordable, and the City has met its need for affor
housing stock for lower and moderate income groups.
PROGRAM 1.1
Develop a program to restrict condominium conversion when such conversions \
reduce the number of low or moderate income housing units available through01
city. This program may require apartment owner who are undertaking the conw
to pay a fee to the City. These funds would be used to mitigate the impacts I
loss of these rental units from the City's housing stock to low and moderate in
households.
FUNDING: Condominium Conversion Fee
LEAD AGENCY Planning Dept.
TARGET YEARS 1992
OBJECTIVE 1.2 (MOBILE HOME PARKS)
Reduce or eliminate net loss of existing mobile home rental opponunities available to low1
moderate income households.
PROGRAM 1.2
The City will continue to implement the City's existing Residential Mobile Homl
zoning ordinance (Municipal Code 21.1 7) which sets conditions on changes of
conversions of Mobile Home Parks.
FUNDING! CDBG & Redevelopment Set-aside Funds LEAD AGENCY: Planning Dept. Housing and Redevelopment Dept.
TARGET YEARS: 1992
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0 BJ ECTIVE 1.3
Retain and preserve the affordability of mobile home parks.
PROGRAM 1.3
The City will assist lower income tenants to research the financial feasibility of
purchasing their mobile home park so as to retain rents and leases affordable to its
tenants.
FUNDING: CDBG funds, State Grants and Loans, Private loans.
LEAD AGENCY Housing and Redevelopment Dept.
TARGET YEAR 1992
OBJECTIVE 1.4 (RENTAL STOCK MONITORING)
Maintain a data base of information on vacancy rates, rental rates and physical condition of
the city's existing rental housing stock, and utilize this database to evaluate programs
affecting rental stock.
PROGRAM 1.4
The City shall develop and implement a program in which it will periodically collect
information on the factors affecting supply and demand of existing rental stock within
the city. This information will be used in analysis of rental housing to be contained in
the annual Housing Element Report.
FUNDING: Existina Citv staff (General)
LEAD AGENCY: Planning Department, Housing and Redevelopment Dept.
TARGET YEAR: 1991
OBJECTIVE 1.5 (REHABILITATION)
Identify and rehabilitate substandard and deteriorating housing.
PROGRAM 1.5
The Building Department will develop and implement a program to monitor and report
to the Housing and Redevelopment Dept., information on housing stock that is
substandard and or deteriorating. Identified structures will be reported to the Housing
and Redevelopment Dept. for assistance under the City's rehabilitation and assistance
programs.
FUNDING: CDBG funds, State and Federal Rehab, Loans, Private reha-
bilitation loans.
LEAD AGENCY: Building Dept., Housing and Redevelopment Agency.
TARGET YEAR 1991-1996
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OBJECTIVE 1.6 (REHABILITATION SUBSIDIES-RENTAL STOCK)
Provide loan subsidies, loan rebates and other assistance to owners of lower income unl
need of repair and rehabilitation. Target: approximately 10 units per year
PROGRAM 1.6
The City through the Housing and Redevelopment Department and in conjunction
the Building Department will provide loans, rebates and other support to preserv
existing stock of low and moderate income rental housing. Priority will be givl
housing identified by the Building Department as being substandard or deteriorati
which houses families of lower income and in some cases moderate income.
program depends partially on outside funding from State, and Federal
sources.
FUNDING: State grants and loans. Private lending institutions, Re(
LEAD AGENCY: Housing and Redevelopment Dept., Building Dept.
TARGET VEARS: 1991 -1 995
opment set-aside funds, CDBG funds.
OBJECTIVE 1.7 (ACQUISITION AND REHABILITATION)
Acquire deteriorating and substandard rental housing from private owners, utilizing Vi
local, state, and federal funding sources. Target; Approximately 50 units through 19%
POLICY 1.7
Of the rental units acquired b y the city for rehabilitation purposes by the City's tic
Authority, approximately 20% will be set aside for households in the very low-ir
range.
PROGRAM 1.7
The City through the Housing and Redevelopment Dept. will implement a progr
acquire, using local Redevelopment set-aside funds, CDBG, State, Federal and E
sector loans, rental housing that is substandard, deteriorating or in danger of
low income households.
FUNDING: Redevelopment set-aside, CDBG funds, State and Feder,
LEAD AGENCY: Housing and Redevelopment Dept.
TARGET YEARS: 1991-1996
demolished, Twenty percent of the units, once rehabilitated, will be set aside fa
programs, private sector loan programs.
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OBJECTIVE 1.8 (REHABILITATION INCENTIVES)
Provide incentives for the rehabilitation and preservation of deteriorating rental units wht
house lower income residents.
PROGRAM 1.8
The City will provide financial and processing incentives for the owners of lower
income rental stock in need of rehabilitation and preservation. These incentives will
include, but not limited to; the waiving or reduction of planning and building fees,
priority processing and financial incentives such as low-interest rehabilitation and
propeny acquisition loans.
FUNDING: Redevelopment set-aside. CDBG Funds.
LEAD AGENCY: Housing and Redevelopment Dept.
TARGET YEARS: 1991-1996
OBJECTIVE 1.9 (REHABILITATION-HOMEOWNERS)
Provide rehabilitation assistance, loan subsidies and loan rebates for lower-income households,
persons of special needs, and senior homeowners to preserve and rehabilitate deteriorating
homes. Target; Approximately 5 units per year,
POLICY 1.9
The Housing Authority provision of rehabilitation assistance and assistance to
homeowners wilt be targeted to low-income, special needs and senior households in
that priority.
PROGRAM 1.9
The City will implement a homeowner rehabilitation program targeted to lower-income,
special needs (handicapped, low income large-family, etc.,) and senior households that
will consist of financial and processing incentives such as low interest and deferred
repayment loans, loan rebates, and priority processing.
FUNDING: Redevelopment set-aside, CDBG, State, Federal and private
LEAD AGENCY: Housing and Redevelopment Dept.
TARGET YEARS 1991-1996
sector loans and grants.
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OBJECTIVE 1.10 (NEIGHBORHOOD IMPROVEMENT1
Assist in the creation of a Neighborhood Improvement Program to provide local resident
and participation into neighborhood preservation and improvement proQrams.
PROGRAM 1.10
Assist residents, especially in older neighborhood, in the creation of a Neighbo
Improvement Program under which the city staff would : 1) promote an organi
directed at fostering neighborhood pride and improvement, 2) provide informati
city and other funding resources. Activities might include housing rehabilitatio
repair, infrastructure maintenance and repair, weed abatement, abatement of
violations, neighborhood pride and awareness activities, charitable activitie:
information outreach, among others,
FUNDING: CDBG funds, Redevelopment Set aside funds.
LEAD AGENCY Housing and Redevelopment Dept.
TARGET YEARS 1992-1 996
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GOAL 2 (QUANTITY AND DIVERSITY OF HOUSING STOCK)
New housing developed with a diversity of types, prices, tenures, densities and locations and in
sufficient quantity to meet the demand of anticipated City and regional growth.
OBJECTIVE 2.1 (REGIONAL HOUSING NEED)
Allow development of sufficient new housing to meet Carlsbad's share of the total regional
housing need, as identified in SANDAG's Regional Housing Needs Statement, 1991-1996.
Target; Approximately 6273 units.
PROGRAM 2.1
With the exception of some lower-income and special needs housing which may be
assisted by the City, new housing development will be achieved through private sector
efforts. New development will be achieved through the auspices of State Planning Law
and the City's General Plan and Municipal Code. There is no special program for this
overall goal. It is recognized that achievement of this goal will be heavily influenced by
private sector marketing strategies; local, state and national economic trends;
availability of regional infrastructure and services, and other factors beyond the control
of Carlsbad.
OBJECTIVE 2.2 (DEVELOPMENT STANDARDS)
Ensure that development and housing construction achieved through the use of modified codes
and standards, that will reduce the cost of housing, will retain quality design and architecture.
PROGRAM 2.2
The Planning Department, in its review of development for all income categories, may
recommend waiving or modifying certain development standards or recommending that
certain Municipal Code changes be implemented to encourage the development of low
and moderate income housing. These recommendations will be reviewed with a goal
to reduce costs associated with overly strict or outdated standards. These cost savings
need to be guaranteed to be passed on to the future cost of the unit. AlthouQh
standards may be modified they will also retain aesthetic and design criteria acceptable
to the City.
FUNDING: CDBG Funds, Redevelopment Set-aside funds, General funds
LEAD AGENCY Planning Dept. Engineering Dept. Building Dept.
TARGET YEARS 199 1-1 996
for administrative purposes only.
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OBJECTIVE 2.3 (DEVELOPABLE ACREAGE MONITORING)
Ensure sufficient developable acreage in all residential densities to provide varied housing 1
for households in all economic ranges.
PROGRAM 2.3
The City will monitor the absorption of residential acreage in all densities a1
needed, recommend and encourage the creation of additional residential acrea
densities sufficient to meet the City’s housing need for current and future resid
Any such actions shall be undertaken only where consistent with the Gr
Management Plan.
FUNDING: Existing City Staff (General)
LEAD AGENCY: Planning Dept.
TARGET YEAR 1991-1996
OBJECTIVE 2.4 (ADAPTIVE REUSE)
Provide alternative housing environments by encouraging adaptive reuse of older comm
or industrial buildings.
PROGRAM 2.4
The City should encourage adaptive reuse of aging industrial, commercial and
residential buildings by developing an ordinance that would create affordable
spaces for combined living/working spaces. The principle targeted area for this t)
housing would be in the downtown redevelopment area.
FUNDING: Redevelopment Set aside, CDBG funds.
LEAD AGENCY Planning Dept., Housing and Redevelopment Dept.
TARGET YEARS 1992
OBJECTIVE 2.5 (MIXED USE)
Encourage increased integration of housing with non-residential development.
PROGRAM 2.5
Review existing zoning and land use policies to remove impediments to mix€
development. Major commercial centers should incorporate, where appropriate,
commerciaI/residentiaI uses. Major industrial/office centers, where not precluc
environmental and safety considerations, should incorporate I
industrial/office/residential uses.
FUNDING: Existing City staff (General)
LEAD AGENCY Planning Dept.
TARGET YEARS 1993
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GOAL 3 (GROUPS WITH SPECIAL NEEDS, INCLUDING LOW AND MODERATE INCOME HOUSE-
HOLDS)
Sufficient new, affordable housing opportunities in the City to meet the needs of groups with special
requirements, and, in particular the needs of current lower and moderate income households and a fair
share proportion of future lower and moderate income households.
OBJECTIVE 3.1 (FARM WORKER)
Provide adequate shelter for both the permanent and migrant farm worker.
PROGRAM 3.1
The City shall work with and assist local community groups, social welfare agencies,
farmland owners, and other interested parties to provide shelter for the identified
permanent and migrant farm workers during the five-year housing element period.
These efforts will be in coordination with other regional and local programs.
FUNDING: State and Federal grants and loans. CDBG funds
LEAD AGENCY Community Development Department.
TARGET YEARS 1991-1996
OBJECTIVE 3.2 (LARGE FAMILY)
Assure the development of an adequate number of housing units suitably sized to meet the
needs of lower-income larger households
POLICY 3.2
In those developments which are required to include 10 or more units affordable to
lower-income households, at least 10 percent of the lower income units should have
3 or more bedrooms. This policy does not pertain to lower-income senior housing
projects.
PROGRAM 3.2
Those housing projects entering into an agreement with the City to provide lower
income housing shall be required to implement Policy 3.2
FUNDING: General Fund (administration only)
LEAD AGENCY Planning Dept.
TARGET YEARS 199 1 -1 936
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OBJECTIVE 3.3 (HOMELESS)
Provide transitional shelters and assistance for the homeless.
PROGRAM 3.3.a
Carlsbad will continue to facilitate the acquisition, for lease or sale, of suitable sit
local non-profits and charitable organizations in securing state funding fo
acquisition, construction and management of these shelters.
FUNDING: Redevelopment Set aside funds, CDBG funds
LEAD AGENCY Community Development Agency
TARGET YEARS 1991 -1 996
PROGRAM 3.3.b
Continue to provide Federal Community Development Block Grant (CDBGI fun
community, social welfare, not-for-profit and religious groups which provide sel
within the North County area.
FUNDING: CDBG funds
LEAD AGENCY Housing And Redevelopment Dept.
TARGET YEARS 1991 -1 996
transitional shelters for the homeless population, The City will also continue to
PROGRAM 3.3.c
Encourage and assist a subrecipient (non-profit organization) of CDBG funds to de
a program which will offer a City Referral Service to refer, on a 24-hour basis, trar
homeless individuals and families to local agencies providing services to the homc
FUNDING: CDBG Funds
LEAD AGENCY Housing and Redevelopment Dept.
TARGET YEARS 1991-1996
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OBJECTIVE 3.4 (SENIOR/ELDERLY)
Provide additional senior housing. TARGET: Approximately 200 units
PROGRAM 3.4.a
Amend the City's current Senior Citizen's housing regulations to conform to the
provisions of Government Code section 65913.4 and 6591 5 (density bonus]. Establish
standards for location, parking, safety, recreation facilities, medical care, and other
approved under Conditional Use Permit. Establish appropriate monitoring and reporting
procedures to assure compliance with approved project conditions.
FUNDING Existing Staff (General fund)
LEAD AGENCY Planning Department.
TARGET YEARS 1991
PROGRAM 3.4.b
Under the Constitution of the State of California, Article 34, housing projects that have
more than 50 percent of the total units set aside for low-income households, and are
developed by, or utilize funding from, Federal, State or local sources are
subject to a vote by the citizens. In 1980, Carlsbad voters approved an Article 34
referendum to allow 200 units of Senior low-income housing. This authority has not
been exercised. The City will study the feasibility of creating a low-income senior
housing project at an appropriate site(s1 within the Carlsbad.
FUNDING Redevelopment set-aside funds, Private financing, state public
LEAD AGENCY Housing and Redevelopment Dept., Planning Dept.
TARGET YEARS 1991 -1 996
aspects of senior orientated housing, Consider requiring all senior citizen projects to be
financing.
OBJECTIVE 3.5 (LOWER INCOME)
Provide a range of new housing opportunities for lower-income households, in all areas of the
city. Target: Approximately 1400 (1,125 minimum) additional assisted households.
Through the implementation of various programs, the City will ensure the creation of the
minimum fair share goal of 11 25 lower income housing opportunities. These programs and their
associated numerical goals are indicated below.
FUNDING: General fund and various other funding sources.
LEAD AGENCY: Planning Department, Housing and Redevelopment Dept.
TARGET YEARS 1991-1996
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OBJECTIVE 3.6 (INCLUSIONARYI
Ensure that all master planned and specific planned communities and all qualified subdivis
provide a range of housing for all economic income ranges.
POLICY 3.6.a
A minimum of fifteen percent of all units approved for any master plan communi
residential specific plan shall be affordable to lower income-households.
PROGRAM 3.6.a
Develop a program to implement Policy 3.6.a within all master planned commur
under which a minimum of 15 percent of ail approved units for that community
be set aside for lower income households. This program shall require an agree1
between the developer and the City that stipulates these units will remain afforc
for a specific length of time, and that the units may be offered for rent, or wit1
approval of the city, for sale. The program will also identify incentives the city
policies such as where the units will be developed and their timing. The prograr
be monitored by the Housing Authority. TARGET: Approximately 850 units
FUNDING: Private funding, with some public funding available
LEAD AGENCY Planning Dept., Housing and Redevelopment Dept.
TARGET YEARS: 1991 -1 996
POLICY 3.6.b
A minimum of fifteen percent of all approved units in any residential specific p
qualified subdivision (to be defined) shall be set aside and be made affordable to
income households. Where it can be demonstrated to the City’s satisfaction th;
economically infeasible to build the required units, an in-lieu contribution consist
funds, land, or other contributions may be made to the City. The City shall ass4
fiduciary responsibility for these contributions and assure their ultimate and exc
use, in providing shelter for lower income households. The in-lieu contribution st
in developing and constructing market-rate vs. lo wer-income affordable housing
PROGRAM 3.6.b
Develop a program to implement Policy 3.6.b within all residential specific pi;
qualified subdivisions. This program will require an agreement between the det
and the City that stipulates these units will remain affordable for a specific len
time, and that the units may be offered for rent, or with the approval of the CI
sale. The program will also identify incentives the city may offer. An in-lieu fee
determined, may act to meet the requirement to construct the low-income hous
developments less than 5 units. TARGET: Approximately 200 units
FUNDING: Private developer funding
LEAD AGENCY Planning Dept.
TARGET YEAR 1991-1996
offer. The program will outline oolicies for integration of the units into the commur
participation with non-profit developers.
in an amount to be determined from a study which shall evaluate the cost differ
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PROGRAM 3.6.~ (IN-LIEU FEE)
The City will conduct a study pursuant to Policy 3.6.b to evaluate, as an alternative
contribution for the inclusionary requirement. The fee may be assessed against the
market rate units for the development and will be based on the difference in cost to
produce a market rate rental unit versus a lower-income affordable unit.
to inclusionan/ requirements as stipulated in Policv 3.6.b of the feasibility for an in-lieu
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OBJECTIVE 3.7 (LOWER INCOME DEVELOPMENT AND INCENTIVES)
Provide incentives, housing type alternatives, and city initiated developments and progran
the assistance of lower-income household.
PROGRAM 3.7.a (DENSITY BONUS)
Develop an ordinance that implements Government Code section 6591 3.4 and 6E
(Density Bonus) These sections require the City to grant a minimum of a 25 pe
bonus over the otherwise allowed density, AND one or more additional ecor
incentives or concessions that may include but are not limited to: fee wal
reduction or waiver of development standards, in-kind infrastructure improvemen,
additional density bonus above the minimum 25 percent, mixed use developme
other financial contributions in return for the developer guaranteeing that the PI
will reserve a minimum of 50 percent of the units for Senior or other special
households, or 20 percent of the units for low income households or 10 percent I
units for very-low income households. These units must remain affordable for a E
of 30 years. Under the City‘s program each project should enter into an agrec
with the City and this agreement will be monitored by the Housing and Redevelop
Dept. for compliance.
FUNDING: General Fund (administration only). Redevelopment Set
LEAD AGENCY Planning Dept. Housing and Redevelopment Dept.
TARGET YEAR 1991
POLICY 3.7.b
Approvals and development of alternative housing types such as single
occupancy hotels, transitional shelters, and migrant farm worker housini
contingent upon meeting the City’s required lower income and special housing I
Alternative housing types and their approvals may be denied should the findi
made that the project is not needed to meet the special or low-income housing
of the community.
PROGRAM 3.7.b (ALTERNATIVE HOUSING)
Consider development standards for alternative housing types, such as single
occupancy hotels, homeless shelters and farm worker housing; an alternative
would assist in meeting the City’s share of housing for low and very low ir
households. Authorize alternative housing projects through Conditional Use Per
Special Use Permit.
FUNDING Private Funding, State and Local funding.
LEAD AGENCY Planning Dept., Housing and Redevelopment Dept.
TARGET YEAR 1991
POLICY 3.7.c
Of the total units developed under the Housing Authority New Construction Pro{
100 units will be affordable to households of very-low income.
funds.
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PROGRAM 3.7.c (CITY INITIATED DEVELOPMENT)
The City of Carlsbad, through the offices of the Housing Authority and through the
Housing and Redevelopment Department, will institute a New Housing Production
Program that will create new units of housing affordable to households of low and very
low income. The Housing and Redevelopment Dept. will work with private for-profit
and especially not-for-profit developers. The program will use local funds from CDBG,
redevelopment set-aside funds and other city originated funds and leverage them
against State, Federal and private low interest funds to create these housing
opportunities. TARGET: Approximately 200 new units of these new units 100 will be
affordable to very-low income households.
FUNDING: Local, CDBG, Redevelopment set-aside funds, State and
Federal loan and grant funds. Private funding from various
sources.
LEAD AGENCY: Housing and Redevelopment Dept..
TARGET YEARS 1991 -1 996
PROGRAM 3.7.d (SECTION 8)
Continue the City’s Section 8 program to provide additional assisted housing
opportunities in the Housing Element Period 1991 -1 996. TARGET: Approximately
100 additional households.
FUNDING: Federal Section 8 funding.
LEAD AGENCY Housing and Redevelopment Dept.
TARGET YEARS 1991 -1 996
POLICY 3.7.e
The provision for the city to waive Public Facilities Fees (PFF) may be waived for lower-
income housing projects pursuant to City Council Policy 17.5.e.. which states in part:
The City Council may grant an exception for a low cost housing project where the City
Council finds such a project consistent with the Housing Element of the General Plan
and that such an exception is necessary. In approving an exception for low cost
housing the City Council may attach conditions, including limitation on rent or income
levels of tenants. If the City Council finds a project is not being operated as a low cost
housing project in accordance with all applicable conditions, the fee, which would
otherwise be imposed by this chapter, shall immediately become due and payable.
PROGRAM 3.7.0 (FEE WAIVER)
Implement City Council Policy number 17 under which public facility fee would be
waived for lower income housing projects. Developments for which Public Facility Fees
are waived may be subject to an analysis of the fiscal impacts of the project to the
City.
FUNDING: Redevelopment Set-aside funds.
LEAD AGENCY Planning Dept, Housing and Redevelopment Dept. Finance
TARGET YEAR 1991 -1 996 Dept
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PROGRAM 3.7.f (PRIORITY PROCESSING)
Implement priority processing for lower-income development projects. The prii
processing would include an accelerated plan-check process. The priority proces
would be limited to projects which would not need extensive engineerin[
environmental review.
FUNDING General Fund(administrati0n only) CDBG funds
LEAD AGENCY Community Development Dept.
TARGET YEAR 1991
PROGRAM 3.7.g (IN-KIND IMPROVEMENTS)
The City will implement a program to contribute to selected lower-income hot
development, in-kind infrastructure improvements that may include but not limite
street improvements, sewer improvements, other infrastructure improvement
needed.
FUNDING: CDBG funds, Redevelopment tax increment and set-;
LEAD AGENCY Community Development Department
TARGET YEAR 1992
funds, General fund.
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OBJECTIVE 3.8 (GROWTH MANAGEMENTI
Ensure that incentive programs, such as density bonus programs and new development
programs are compatible and consistent with the City's Growth Management Ordinance.
POLICY 3.8.
Pursuant to Council Policy number 43;
Residential development that does not yield the maximum allowable number of units
under the growth management control point are considered to have "excess units".
These excess units are allocated to be developed under the following priority.
1. Housing development for low and moderate households as defined by Cat.
Government Code Section 659 15.
2. Senior Citizen housing as defined by Carlsbad Municipal Code Section 2 1.18.045
3. ln-fill Single Family Subdivisions, zoned R- I, that meet a// development standards
and where lot sizes are equal to or greater than adjacent subdivided R-1 properties.
4. Projects within the existing general plan density range that provide, without other
compensation, for some significant public facility not required as part of the
development process.
5. Projects proposing a zone change Prom non-residential to residential based on the
following findings;
a.l The property was zoned for other than residential use on July I, 1986.
6.) The property is compatible for residential use without significant mitigation.
c.) The density of the project does not exceed the Growth Management Control
Point of any adjacent developed residential property.
PROGRAM 3.8
Formalize the concept of an Excess Dwelling Unit Bank. The "bank" should be an
accounting system to keep track of "excess units" anticipated under the city's Growth
Management Plan, but not utilized by developers in approved projects. Surplus units
would be available for inclusion in other projects using such tools as density transfers,
density bonuses and changes to the General Plan land use designations.
FUNDING: Existing Staff (General)
LEAD AGENCY Planning Dept., Growth Management Division.
TARGET YEARS 1991
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OBJECTIVE 3.9 (SPECIAL HOUSING NEEDS PRIORITIES)
Ensure that new development constructed by the private sector, and public funds allocatec
lower-income and special needs groups, will meet the City's lower-income housing need
POLICY 3.9
New development and housing that is set aside for low and very low inc
households will address the unmet housing needs of the community by prioritie.
by the Housing Authority through the Planning Department and the Housing
Redevelopment Agency,
PROGRAM 3.9
The City will annually set priorities for its future lower-income and special hol
needs. The priorities will be set by the Housing and Redevelopment Dept.
assistance from the Planning Department and approved by the City Council. Pr
given to the housing needs for lower-income subgroups (i.e., handicapped, ser
large-family, very-low income) will be utilized for preference in the guidance of
housing constructed by the private sector and for the use of fund used or allocat6
the City for construction or assistance to low income projects. Setting prioritl
necessary to focus the limited amounts of available financial resources on hol
projects that will address the City's most important housing needs. Priorities will t
annually as needs fluctuate according to how well they are accommodated over
FUNDING Redevelopment set-aside funds.
LEAD AGENCY Housing and Redevelopment Dept,
TARGET YEAR 1991 -1 996
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OBJECTIVE 3.10 (MODERATE INCOME)
Provide a range of new housing opportunities affordable to moderate-income households in all
areas of the City. TARGET: Approximately 1300 units
PROGRAMS 3.1 0.a (MORTGAGE REVENUE BOND)
The City will encourage the development, subject to market conditions and feasibility,
of a minimum of 200 new units affordable to first-time home buyers of moderate
income through a City-funded mortgage revenue bond program. The program will be
limited to first-time home buyers who rent or work in Carlsbad.
FUNDING: Mortgage Revenue Bonds
LEAD AGENCY Housing and Redevelopment Dept. Finance Dept.
TARGET YEAR 1992-1 996
PROGRAM 3.10.b (LENDING PROGRAMS)
The City's Housing Authority and Housing and Redevelopment Dept. will work with
local lenders and the local development community to secure funding and develop
additional lending programs through local private and State and Federal housing
programs for moderate income, and especially first-time home buyers.
FUNDING Private Lenders, State and Federal agencies.
LEAD AGENCY: Housing and Redevelopment Dept.
TARGET YEAR 1991 -1 999
POLICY 3.10.c
A minimum of 5 percent of all units approved for any master and specific planned
community will be affordable to moderate income first-time home buyers.
PROGRAM 3.10.c (MODERATE INCLUSIONARY)
To assure the provision of a full range of housing opportunities for all income groups
in master and specific planned communities, the City will develop an inclusionary
program to implement Policy 3.1 0.c TARGET: Approximately 200 units.
FUNDING: Private Lenders, Mortgage Revenue Bonds, State and Federal
LEAD AGENCY Planning Dept.,Housing and Redevelopment Dept.
TARGET YEARS 1991-1996
Funds.
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OBJECTIVE 3.1 1 (SMALLER, MORE AFFORDABLE HOUSING)
Reduce the size of housing, thereby reducing costs and increasing affordability.
POLICY 3.1 1
Residential subdivisions may be approved with lots smaller than required ir
underlying zone, but only when the size of the structures is reduced so as to yielc
costly houses. The City will consider alternative measures, including, but not lir
to, height limits, lot coverage limits, and maximum floor area ratios as the mel
control the size of structures on these smaller lots.
PROGRAM 3.1 1
The Planning Department shall study the relationship between the size of house
sizes, density, and construction and development costs. Some single family deta
and attached houses should be built on smaller lots and have smaller floor areas
the private sector currently provides, so as to reduce development and constru
income households. The study will present findings together with recommendatior
minimum sizes for permitted substandard lots, the appropriate floor area:
associated houses, and the applicability of providing density bonuses so as to ac
reduced development costs. Small lot subdivisions will continue to be approved
through Planned Developments (Municipal Code Section 21.45)
FUNDING: General Fund(administrati0n only)
LEAD AGENCY Planning Dept.
TARGET YEAR 1991 -1 996
costs. Smaller homes at lower costs would create housing more affordable to mod
OBJECTIVE 3.1 2 (LAND BANKING)
Provide adequate land for low income and moderate housing development throughout thc
PROGRAM 3.12
The City will implement a land banking program under which it would acquire suitable for development of housing affordable to lower and moderate in
households. The proposed Land Bank will accept contributions of land in-lieu of ho
production required under an inclusionary requirement, surplus land from City, Cc
State or Federal governments: and, land otherwise acquired by the City for its hc
programs. This land would be used to reduce the land costs of producing lowe
moderate income housing developed undertaken by the City or other parties.
FUNDING: CDBG, Redevelopment Set aside funds, General Funds (i
LEAD AGENCY Planning Dept. Housing and Redevelopment Dept.
TARGET YEAR 1992
only)
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OBJECTIVE 3.13 (COMMUNITY REINVESTMENT ACT)
Monitor the lending practices local lending institutions’ for compliance under the Community
Reinvestment Act to evaluate lending activities and goals towards meeting the communities
credit needs.
POLICY 3.13
The City will annually evaluate its banking practices with local and regional lending
institutions based on CRA lending reports. The City will reevaluate its relationship with
lending institutions that are substantially deficient in their CRA ratings.
PROGRAM 3,13
The Housing and Redevelopment Dept., in conjunction with the Finance Department
and the City Treasurer will monitor and evaluate local lending institutions compliance
with the C.R.A. Lending institutions which are deficient in meeting C.R.A. lending
responsibilities in areas such as multi-family construction and lending for affordable
housing will be identified. The City will explore means to encourage greater lending
activities in Carlsbad.
FUNDING: CDBG fund, Redevelopment Set-aside funds
LEAD AGENCY Housing and Redevelopment Dept., Finance Dept., City
TARGET YEARS 1991 -1 996
Treasurer
OBJECTIVE 3.14 (HOUSING TRUST FUND)
The City will create a Housing Trust fund to facilitate the construction and rehabilitation of
affordable housing.
PROGRAM 3.14
The City will create a Housing Trust Fund for the fiduciary administration of monies
dedicated to the development, preservation and rehabilitation of housing in Carlsbad.
The Trust Fund will be the repository of all collected in-lieu fees, CDBG and tax-
increment funds targeted for proposed housing as well as other, local, state and federal
and other collected funds,
FUNDING: In-lieu fees, tax increment funds, real property transfer tax, and
LEAD AGENCY Housing and Redevelopment Dept., Finance Dept.
TARGET YEARS 1992
CDBG funds, local, state and federal funds.
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OBJECTIVE: 3.1 5 (HOUSING ELEMENTlANNUAL REPORT)
Ensure that the Housing Element retains its viability and usefulness through a
amendments, review and monitoring.
PROGRAM 3.15
To retain the Housing Element as a viable policy document, the Planning Depl
undertake an annual review of the Housing Element and schedule an amendm
required. Staff will also develop a monitoring program and report to the City Cc
annually on the progress and effectiveness of the housing programs. This monil
program will be in conjunction with new State of California requirements reg:
annual reports.
FUNDING: General Fund
LEAD AGENCY: Planning Dept.
TARGET YEARS 1991 -1 996
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GOAL 4 (HOUSING, JOBS, WORK FORCE BALANCE1
Maintenance of a high quality of life and a strong local economy through a balance of residential and
non-residential development, in particular, a balance of the skills desired and wages offered by local
employers; the skills and education possessed. and wages earned by the local work force; and the cost
of local housing.
OBJECTIVE 4.1 (HOUSING IMPACT FEE)
Achieve a balance between 1) the numbers of local jobs created relative to the availability of
housing, and 2) the cost of housing relative the wages that are offered.
PROGRAM 4.1
The City will study the impact of commercial and industrial development on housing demand, and the ability of local employees to afford local housing. Where adverse
impacts are identified, mitigation measures will be considered to reduce the impact.
These measures will include, but are not limited to, the requirement for commercial and
industrial developers and employers to contribute an in-lieu fee towards the production
of affordable housing and employer assistance to finance affordable housing for their
employees.
FUNDING: CDBG funds., General Fund [administration only)
LEAD AGENCY Planning Dept.
TARGET YEARS 1992
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GOAL 5 (RESOURCE CONSERVATION)
New and redeveloped housing which conserves natural resources, in particular energy and wate
OBJECTIVE 5.1 (ENERGY CONSERVATION)
Promote energy conservation in new housing development.
PROGRAM 5.1
The City will continue to implement energy conservation measures in new ho
development through State Building code, Title 24 regulations, and solar orientat
major subdivisions through Title 20., Chapter 17 of the Municipal Code.
FUNDING: Private funding
LEAD AGENCY: Community Development Dept.
TARGET YEARS 1991-1996
OBJECTIVE 5.2 (WATER CONSERVATION)
Promote resource conservation including water conservation in new housing developmc
PROGRAM 5.2
New housing construction developed under a water emergency may be requil
develop strict conservation guidelines, including but not limited to, man(
installation of low flush and low flow bathroom and kitchen fixtures, xerol
landscaping or suspension of landscaping requirements until the water emergel
lifted, and requiring the use of reclaimed water in all construction grading project:
such actions shall be in accord with policies adopted by the City in respor
declared emergencies.
FUNDING Private funding
LEAD AGENCY Community Development Dept.
TARGET YEARS 1991
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GOAL 6 (OPEN AND FAIR HOUSING OPPORTUNITIES)
All Carlsbad housing opportunities (ownership and rental, fair-market and assisted) offered in
conformance with open housing policies and free of discriminatory practices.
OBJECTIVE 6.1 (FAIR HOUSING)
Disseminate and provide information on fair housing laws and practices to the community.
PROGRAM 6.1
The Housing Authority and Housing and Redevelopment Dept will make information on
“fair housing law and practices” available to all tenants, property owners and other
persons involved in the sale and rental of housing throughout Carlsbad on an ongoing
basis.
FUNDING: CDBG funds, Section 8 administration funds.
LEAD AGENCY: Housing and Redevelopment Dept.
TARGET YEARS 1991-1996
PROGRAM 6.2
The Housing Authority will continue its program of referrals to the appropriate agencies
on complaints on fair housing issues. These complaints will be monitored as to the
status of the complaint and will direct any action, if required, to the appropriate Local
State or Federal agencies for further actions.
FUNDING: Section 8 administration Funds, CDBG funds.
LEAD AGENCY: Housing Authority
TARGET YEARS: 1991-1996
PROGRAM 6.3 (MILITARY, STUDENT REFERRALS)
The City will assure that information on the availability of assisted, or below-market
housing is provided to all lower-income and special needs groups. The Housing and
Redevelopment Agency will provide information to local military and student housing
offices of the availability of low-income housing in Carlsbad.
FUNDING: CDBG Funds, Redevelopment Set aside funds.
LEAD AGENCY Housing and Redevelopment Agency
TARGET YEARS 1991 -1 996
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PRIORITIES, CITIZEN PARTICIPATION, UPDATE AND REVIEW
INTRODUCTION
The preceding policies and action programs are designed to meet a broad range of housing goals
needs identified in the Housing Element. The design of the program is a comprehensive attem
meet both long-range community and State guidelines. However, in order to implement the pros
resources available and, in some cases, identify the need for additional time, staff or funds.
CITIZEN PARTICIPATION
The original Housing Element was developed with the guidance and cooperation of a Citizens' Rc
Committee appointed by the City Council. This Review Committee met in 12 sessions betweer
and October 1979. A final review meeting was held in January 1980, followed by Pla
Commission and City Council hearings and workshops in the Spring and Summer of 1980. The
revision of the Housing Element is a technical update of that document. The 1990 Census, Serie$
Regional Growth Forecasts, and 1991 -1 996 Housing Needs Statement were used in the revisic
The City has provided several opportunities for all economic segments of the population to partic
in the revision of the Housing Element. The Housing Element went through an elaborate c
participation process when it was first drafted in 1980.
A series of public workshops for each quadrant of the community were held in October and Novf
of 1990 to discuss housing concerns and issues. Two workshops were held with affordable hc
advocates and the building and development community to receive input and discuss the 1
housing element. A questionnaire was passed out to the participants at these meetings to CE
citizen input on local housing issues. A copy of this questionnaire is contained in the appendicc
Prior to adoption of the Housing Element, public hearings will be held before the Planning Comm
and City Council.
MANDATED REVIEW AND UPDATE
Environmental Assessment and Review
A Negative Declaration on the Housing Element has been prepared and filed with all appra
agencies in accordance with Title 19 of the Carlsbad Municipal Code and the California Environn
Quality Act.
lnteraovernmental Coordination
Regional data on population and housing forecasts and fair share allocation from the San
priorities are set which concentrate resources on the most immediate needs, make best use c
Association of Governments (SANDAG) were used,
Local Review and UDdate
After adoption by Planning Commission and City Council, the Element will be updated as nece
The state requires that the next revision be accomplished by July 1, 1996.
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San Dieao Counw
A copy shall be filed with San Diego County pursuant to development of future Community
Development Block Grant Program applications.
City Staff
Carlsbad's Community Development Block Grant submissions shall be reviewed to assure conformance
with Housing Element Goals and Programs,
DeDartment of Commerce, Bureau of Census
The decennial national census was taken April 1, 1990. This information and more current information
were used as part of this revision. Review of Housing Element projections and goals should take place
if data that would require amendmentslrevisions become available.
Proaram Evaluation
Local evaluation of program effectiveness and implementation of policies and programs, with
recommendations for change, should be conducted annually over the next five years with public
hearings before the Housing and Redevelopment Commission.
Maior Revision
A major evaluation and revision of the Housing Element should take place in 1995.
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APPENDIX A
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HOUSING QUESTIONNAIRE
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DEVELOPMENT QUESTIONNAIRE
The purpose of this questionnaire is to identify issues of a concern to the developmenc
community for purposes of needs assessment, constraints and opportunity assessmenr and
public input for the City's revised Housing Element.
Participation in this questionnaire is requested to more formally identify issues, and to
provide background data for the formation of future housing policies.
1. NAME:
COMPANY:
ADDRESS:
CONTACT PERSON: PHONE:
TYPE OF COMPANY (eg. developer, consultant, architect)
2. REGtON OF ACTMlY (eg. City, Regional Nationwide)
3. LIST IN ORDER OF IMPORTANCE YOUR TOP CONCERNS:
A. IMPACT FEES/DEVELOPMENT EXACTIONS
B. INFRASTRUCTURE FINANCING
C. WETLANDS
D. WORKERS COMPENSATION
E. DEVELOPMENT COSTS
F. ' GROWTH/NO GROWTH ATTITUDES
G. AFFORDABLE HOUSING (LOW-MOD)
2075 Las Palmas Drive 0- Carlsbad. California 92009-4859 (619) 438-1 161
~~~-~ ~~~~~ ~~ ~ ~~ ~~~
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H. PROPERTY TAKEC
I. COASTAL DEVELOPMENT RESTRICTIONS
J. FINANCING COSTS/LOAN SOURCES
K. ECONOMtC FORECASTS
4. NUMBER OF HOUSING STARTS OR PROJECTS YOUR COMPANY AVERAGES 1
YEAR IN CARLSBAD.
5. TYPE OF PRODUCT
MULTI FAMILY
SINGLE FAMILY
COMMERCIAL
OTHER
6. AVERAGE SQUARE FEET PER UNIT
7. AVERAGE LOT SIZE
8. WHAT DO YOU BELIEVE IS THE GREATEST CONSTRAINT IN THE DEVELOPM
OF AFFORDABLE HOUSING TODAY IN CARLSBAD (CHOOSE ONE)
LAND COSTS
GOVERNMENT EXACTIONS/REGULATIONS
CARRY COSTS/FINANCE
CONSTRUCllON COSTS
AVAILABILITY OF FINANCING
9. WHAT IS THE AVERAGE TIME SPAN ENCOUNTERD WHEN APPLYING ENTITLEMENTS FOR
MASTEWSPECIFIC PLANS MOS.
SUBDMSION APPROVALS MOS.
LOWSTATE COASTAL PERMITS MOS.
OTHERS (IDENTIFY) MOS.
ENVIRONMENTAL MOS.
10. WHAT WOULD BE ACREDIBLE REDUCTION IN PROCESSING TIME THAT WOULD
SIGNIFICANTLY REDUCE YOUR CARRY COSTS THAT COULD BE PASSED ON TO
MAKE THE DEVELOPMENT COST AND RENTAL OR SALES PRICES LOWER.
MOS. OR 010
11. WHAT IS YOUR AVERAGE RAW LAND COST PER SQUARE FEET OR PER ACRE
12. WHAT IS YOUR IMPROVED (ON/OFF SITE) LAND COSTS PER SQUARE FOOT OR
PER ACRE OR AVERAGE PER LOT
13. WHAT ARE YOUR AVERAGE CONSTRUCTION COSTS PER FOOT
MULTI FAMILY
SINGLE FAMILY DETACH/ATTACHED
OTHER
14. WHAT, IN YOUR OPINION WOULD BE THE MOST WLE PROGRAMS THE CITY
REMAINING WITHIN THE CONTEXT OF THE CURRENT GROWTH
CONTROL/FACILITIESMANAGEMENTPROGRAMS (INORDEROFIMPORTANCE).
REDUCTION/WAIVING OF FEES
REDUCTION OF EXACTIONS
REDUCTION OF PROCESSING TIME (FASTI'RACKING)
LAND PURCHASE WRITE DOWNS
BELOW MARKET FINANCING
INCREASE PROJECT DENSITY
COULD IMPLEMENT TO PRODUCE LOW TO MODERATE INCOME HOUSING, BUT
REDUCED DEVELOPMENT STANDARDS
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15. SHOULD YOU BE REQUIRED TO PRODUCE LOW INCOME HOUSING, ARE YC
WILLING TO (YES, NO)
JOINT VENTURE
WITH CITY
WITH NOT-FOR-PROFIT DEVELOPER
WITH OTHER FOR PROFIT DEVELOPER
PAY IN LIEU INSTEAD OF CONSTRUCTION
16. WHAT IN YOUR OPINION WOULD BE A FEASIBLE IN LIEU FEE PER UNIT.
17. DO YOU USE LOCAL BANKS OR OTHER FUNDING INSTITUTES FOR YC
CONSTRUCTION FINANCING? IF YES, WHO
18. DO YOU HAVE TROUBLE FINDING CONSTRUCTION OR LONG TERM FINANCI
FOR MULTI-FAMILY CONSTRUCTION.
FINALLY, SHOULD YOU BE REQUIRED TO CONSTRUCT A 60 UNIT APARTMI
INCOME UNITS ARE A MIX OF 50% 1 BDRM, 50% 2 BDRM) AND GNEN YC
CURRENT LAND COSTS, FINANCING, FEES, EXACTIONS, CONSTRUCTION COSTS W€
AMOUNT OF SUBSIDY PER UNIT WOULD BE REQUIRED FOR THE UNIT TO PENCIL (
FOR LOAN PURPOSES OR WHAT PERCENT OF PROJECT COSTS WOULD HAVE TC
SUBSIDIZED BY DEVELOPER EQUITY OR ANOTHER SOURCE?
PROJECT WITH 50% SET ASIDE FOR LOW INCOME (80% OF CO. MEDIAN L
THANK YOU FOR YOUR TIME AND PATIENCE.
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COMMUNITY HOUSING QUESTIONNAIRE
[Y YOUR OPINION, WHAT IS THE IMPORTANCE OF THE FOLLOWING HOUStNG [SSLES
FACING CARLSBAD IN THE NEXT DECADE.
LOW MEDKM EIGK
Special housing needs (Senior, adult disabled)
Availability of low to moderate income housing "-
Housing affordability "-
housing rehabilitation
Overcrowding - maintenance "-
Neighborhood improvement "-
Homelessness
Are there other outstanding housing issues you think the City of Carlsbad should address.
"-
"-
"-
~-~ ~
Do you cunady participate or are you on a waiting list for a housing program in the City
ofCarlsbad(eg.Section8)
~~~ ~~ ~~-~ ~~ ~~ ~
2075 Las Palmas Drive Carlsbad, California 92009-4859 o (619) 438-1 1 61
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what we of housing do you chink there is a shortage of in the Ciry of Carlsbad.
No Fume Cum
Shortage Shortage Shcn2
Single family affordabie (moderate income)
hlulti-fdy affordable (condominium/townhomes)
Apartments
Sr. Citizen Complexes/viUaages
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3 or 4 bedroom apartments ” -
Shon-term/vacation/transiKiond housing
Mobile home parks
”
” -
[f you wish to be put on a mag list for future notices On housing issues, Please coml
below
Name
Organization
Address
City,State,Zip
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APPENDIX B
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DEVELOPMENT FEES
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DEVELOPhIENT PROCESSING FEES
APPL1CATION;~EQUIREMENT - FEE
XDJUSnIENT PLAT ________________________________________- S 3?O,w
.&DMISIS"RATIVE VXRIAVCE Single Family ________________________________________-- s 240.(N
Other ________________________________________------------ s 410.00 -
APPEALS
Engineering Planning
Tu City Council Single Familv ________________________________________-- s 110.00
Other ________________________________________------------ s 470.00
To Planning Commission Single Family------------------------------------------ s 110.00
Other ________________________________________------------ S 470.00 -
BRIDGE AND THOROUGHFARE FEE (See Page 21)
BUILDING PERMIT FEE (See Page 19)
BUILDING PLAN CHECK FEE (65% of Building Permit
Fee - See Page 19)
BUSINESS LICENSE TAX (See Page 19)
3.5% of Building Value
CERTIFICATE OF COMPLIANCE----------------------- s 240.00/Lot
COASTAL DEVELOPMENT PERMIT Single Family ________________________________________-- s 110.00
Other ________________________________________------------ s 360.0
CONDITIONAL USE PERMIT Regular ____________________-----_--------------------- ---------- s2,100.00 Amendment---_----_--_----_-------_------------------ S l,oO0.00
Extension ________________________________________------ s 375.00
Non-Profit ________________________________________---- ---------- S 110.00
Amendment ................................... -"""-$ 75.00
memion ..................................... ---__--- $ 50.00
CONDOMINIUM PERMIT (See Planned Development)
CONSTRUCTION CHANGE Minor ........................................ ----------- S 50.00
Major ____________________~__-_--_-_--_-------- ----__---- s 160.00
DAYCARE PERMIT (Large Family 7-12 children)---S 110.00 Extension ____________________~~~~--__-_----_--------- ----------- S 50.00
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APPLICATION~REQC'IREMENT - FEE
DEDIC;\TION OF EASEMENT---------------------------S I&).@)
DES[GS REVIEW - PREL[MMINARY REVIEW Minor ________________________________________------------
,Ciajor ________________________________________-""------- s 50.00 s 250.00
DISCUSSION ITEM TO PLXUNIWG COMMISSION
{See information to Planning Commission)
DRAINAGE FEES (See Pages 14 s( 15)
DUPLICATE TRACING FEE (Final Tract Map)-----S 30.00/sheet
DUPLICATE TRACING FEE (Final Parcel Map)----S 50.00isheet
ENCROACHMENT PERMIT (Before Installation)---S 50.00
ENCROACHMENT PERMIT (After Installation)-----% 100.W
ENGINEERING VARIANCE
Minor ________________________________________------------ 2 92.00 Major _________________.______________________------------ S 157.00
ENVIRONMENTAL IMPACT ASSESSMENT---------% 210.00
ENVIRONMENTAL IMPACT REPORT 0-20 Acres ________________________________________------ $2,1i)O.i)O
Over 20 Acres ......................................... $5,250.00
ENVIRONMENTAL IMPACT REPORT ADDENDUM------------------------------------------------- $ 250.00
ENVIRONMENTAL IMPACT REPORT SUPPLEMENT-----------------------------------_----------- $1,050.00 +
Actual Cost
ENVIRONMENTAL MONITORING FEE------------- $ 110.00
FACILITIES MANAGEMENT FEE (See Page 17)
FTNAL PARCEL MAP (Minor Subdivision)------------- $1,580.00
FINAL TRACT MAP (Major Subdivision)--------------- $2,630.00 +
FIRE HYDRANT FEES (See Utilities Department)--S2,500.00 deposit
$ S.OO/Acre
FUTURE IMPROVEMENT AGREEMENT------------ s 80.00
GENERAL PLAN AMENDMENT 0.5 Acres _______-_________________ -- ____-__ -------------- $1,050.00
@er 5 Acres ________________________________________--- $2,100.00
APPLICATI0N;'REQCIREMENT - FEE
GRADING CXSH DEPOSIT-------------------------------- 10% (Max.) of Grading
GRADISG PERMIT FEE (See Pages 18 and 19)
GRADIYG PLhU CHECK FEE (See Pages 18 and 19)
HILLSIDE DEkTLOPMENT PERMIT Single Family ________________________________________--- s 110.00
Other ________________________________________------------- S 370.00
s 75.00
Amendment Single Family ________________________________________---
Other----------------------------------------------------- s 300.00
IMPROVEMENT AGREEMENT EXTENSION-------S 160.00
IMPROVEMENT INSPECTION FEE (See Page 13)--3% - 5% of
IMPROVEMENT PLAN CHECK (See Page 13)-"""1.5% - 6% of
INFORMATION TO PLANNING COMMISSION (Discussion Item)
Engr. Est.
Engr. Est.
Single Family ________________________________________--- 5 110.00 Other __________________________________I_____------------- $ 390.00
INSPECTION - ADDITIONAL PLANNING------------ $ 50.00
(First inspection included in plancheck fee)
INSPECTION OVERTIME (on request)------------------ S 75.00hour
LANDSCAPE INSPECTION (same as Improvement Inspection) (See Page 13)
LANDSCAPE PLANCHECK (same as Improvement plancheck) (See Page 13)
LOCAL COASTAL PLAN AMENDMENT Minor ________________________________________--------- --- $1,580.00 Major ________________________________________------------ $5,780.00
MASER PLAN ________________________________________--------- $9,980.00 +
$ 15.00/acre
MASTER PLAN AMENDMENT Minor ________________________________________-- ---------- S 1,580.00
Major .................................................... $3,m.OO+ S10.m/acre
MODEL HOME DEMOLITION DEPOSIT
MONUMENTATION CASH DEPOSIT
PARK-IN-LIEU FEES (Applies only to Subdivision) (See Page 16)
PEER REVIEW
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APPLICATION,/REQUIREMENT - FEE
PLANNED DEVELOPMENT FOR NON-RESIDENTIAL Minor (4 01 la) __._________._.--....... -..-.- .-.__.__ s 420.00
5 5,250.00 s 10,088.00
Major (5 to jo) ........................................
Major (51 or more) ...................................
PLAXNED DEVELOPMENT OR CONDOMIXILM Minor (4 or less)-------------------------------------- s 420.00
Major (5 to 50) ........................................
Major (51 or more) ................................... s10.500.00
s 3.680.00
PLANKED DEV'ELOPMENT AME;VDMENT/REVISION
FOR NON-RESIDENTIAL Minor (4 or less) ......................................
Major (5 to jo) ........................................ S 2.599.00 Major (51 or more) ...................................
S 530.00
S 5.250.00
PLANNED DEVELOPMENTiCONDOMINIGM REVISION Minor (4 or less) ____________________------------------
Major (5 to 50) ........................................ $ 1,&u).00 Major (51 or more) ____________________--------------- S 5,250.00
s 210.00
PLANNED DEVELOPMENT FINAL MAP Minor (4 or less) ____________________------------------ s 20.00
Major (5 to 50) ........................................ s 60.00
Major (51 or more) ................................... s 60.00
APPL1CATrON:~EQvIRE~E~ - FEE
PLANNED I.?JDUSmIAL PERMIT----- ---_______________ S 530.00
Amendment----------------------------------------------------- s 375.00
PLXVNING COMMISSION DETERMINATION Single Family ________________________________________--
Other _____________-__________________________---~-~------ s 210.0 s 790.00
POSTAGE
PRECISE DEVELOPMENT PLAN------------------------ S 1.580.00
Amendment __________._____________________________---~----~--~- s1.ooo.00
PRELIMINARY PLAN REVIEW .......................... S 110.MlRevit.w
PUBLIC FACILITIES FEE (See Page 19)---------------- 3.5% of Building Value
PUBLIC FACILITIES FEE AGREEMENT--------------- s . 40.00
QUITCLAM OF EASEMENT------------------------------ s 260.00
RECORDING FEES
REDEVELOPMENT PERMIT Minor ______-_________________________________------~--~-- Major ______-_________________________________------------ s 110.00
51,310.00
s 75.00
S 750.00
Amendment Minor ________________________________________------------
Major _-______________________________________------------
RESEARCH TIME Engineering (By written request to City Engineer)--$ 1Or i ‘HOUR Planning (By written request to Planning Director)--S LC1 HOUR
Building (By written request to Building Officer)-----$ 1C4 . *):HOUR
REVERSION TO ACREAGE------------------------------- $ 250.00
RIGHT-OF-WAY PERMIT
(single family pool, spa, etc.)----------------------- $ 30.00 s 80.00
SATELLITE ANTENNA PERMIT FEE----------------- $ 30.00
All others ________________________________________-------
SCHOOL FEE (See Pages 21 and 22) Residential -I_____________-____------------------------- $1.58 per Sq. Ft.
&mmercia~nd~trial_--_-_-___--_- -- ____-________-- -$ .26 per Sq. Ft.
SEWER BENEFIT AREA FEES (See Page 26)
SEWER LATERAL CHARGES - Carlsbad Sewer District (See Page 14)
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APPLICATIONREQUIREMENT - FEE
SEWER PERMIT - Carlsbad Sewer District------------- 51.250.00 Per E.D.C. Effective 2-22-91 ...................................... S1.610.00 Per E.D.U.
Commercial & Industrial Development
Effective 3-25-91 - Residential Development
SIGN PERMIT--------------------------------------------------S 30.00
SIGN PROGmM ________________________________________------ s 160.00
SITE DEVELOPMENT PLAN Minor ________________________________________------------ S2.630.00
Major ________________________________________------------ S5,250.00
SITE DEVELOPMENT PLAN REVISION Minor ________________________________________------------ S 420.00
Major---------------------------------------------------- S 1.050.00
SPECIAL USE PER,MIT-------------------------------------- s 260.00
Amendment----------------------------------------------------- s 200.00
SPECIAL USE PERMIT FLOOD PLAIN---------------- S 1,050.00 Amendment ________________________________________------------- S 750.00
SPECIFIC PLAN Less than 5 acra ................................... --- S 1.580.00
5 (0 25 acres ________________________________________---- S 5,250.00 More than 2 acrm ___________________________________ s 12.600.00
SPECIFIC PLAN AMENDMENT Minor ________________________________________------------ !$ 1,580.00
Major ________________________________________----------- - s 5,780.00
STREET LIGHT ENERGIZING FEE (See Page 13)
STREET NAME CHANGE---------------------------------- !$ 110.00
STREET SIGN DEPOSIT------------------------------------$ 19.00 TO $129.00
STREET VACATION (By Citizen Request)------------- $ 530.00
STRUCTURE RELOCAnON------------------------------S 160.00
TEMPORARY DEPOSIT ACCOUNT
TENTATIVE PARCEL MAP (Minor Subdivision)-----$ 1,580.00
TENTATIVE PARCEL MAP 1-YEAR EXTENSIONS 424.00
APPLICATION/REQUIREMENT FEE
TENTATIVE TRACT MAP (Major Subdivision) 1 - 25 Units or Lou .................................. S1,050.00
26 - 100 Units or Lo& ............................... 52,630.00
101 or more L'nits or b& .......................... s4,200.00
ENTATIVY TRACT MAP 1-YEAR EXTENSION--l:? of Original Fee
TENTATIVE lRACT W LITIGATION STAY-----l.'J of Original Ft'e
TENTATIVE MAP REVISION 1 - 25 units or Lo& .................................. S 1,050.00
26 - 100 L'nits or Lots ............................... S1.310.00
101 or more Units or b& .......................... s2,100.00
TRAFFIC IMPACT FEE (See Page 23)
VARIANCE Single Family ________________________________________--- s 260.00
Other ________________________________________------------- 5 530.00
WATER SERVICE CONNECTION FEE (See Page 25)
(Carisbad Municipal Water District)---------------------- %1,713.00E.D.U.
ZONE CHANGE 5 acra 01 &s ........................................ - s 260.00
5.1 to 25 acre5 ......................................... s 790.00
25.1 acre5 or more ____________________________________ %1,970.00
ZONE CODE ~ENDMENT---_--------------------------s~,~~~.~~
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IMPROVEMENT & LANDSCAPE PLAN CHECK
PLAV CHECK FEES ARE BASED ON THE CURRENT CITY OF SAN DIEGO UNIT PRICES. THIS [y(
THE COST OF CURBS, GUTTERS, SIDEWALKS, ASPHALT OR CONCRETE PAVING, STORM DRAIN
ESTIXIATED COST OF IMPROVEMENTS FEE
s -0- to s 20,000
S 20.OOO to S 50,000
S 50,OOO to S 100,000
S 100.000 to S 250,000
S 250,000 to S 500,000 s 500,000 to s 1,ooo,000
Over S1.0oO.OOO
6.0% (S 200 minimum)
5.0% (S 1,200 minimum)
4.0% (S 2,500 minimum)
2.75% (S 8,750 minimum)
2.25% (S 13,750 minimum)
3.5% (5 4,000 minimum)
1.50% (S 22,500 minimum)
IMPROVEMENT & LANDSCAPE INSPECTION FEE
ESTIMATED COST OF IMPROVEMENTS FEE
5 -0- to s 250,000
S 250,001 to S 750,000
S 750,001 to $ 2,000,000
5 2,000,001 to $ 5,000,000
S 5,OOO,001 and over
5.0% (3 250 minimum
4.0% (S 33.750 minimum
3.0% (S 175,000 minimum
4.5% (S 12,500 minimum
3.5% ($ 80,000 minimum
STREET LIGHT ENERGIZING FEE
WATTS 70
100
150
200
LUMENS
3,600
9500
16,000
22,000
FEE
S 85.00
$ 115.00 s 160.00
$ 175.00
ABOVE FEES ARE THE COST FOR ENERGIZING EACH STREET LIGHT FOR EIGHTEEN MONTI-
DRAINAGE FEES PER GROSS ACRE
(SEE NEXT PAGE FOR MASTER DRAINAGE PLAN AREA NUMBERS)
AREA - FEE
#1 s -0-
#:! s -0-
#3 s3,808
#4 51,686
#5 S2,658
#6 s 200
#7 52,273
#8 $ -0-
#9 $2,878
# 10 $1,1%
#11 S 1,630
# 12 $4,445
# 13 $2,858
SEWER LATERAL CHARGES
1" Line - 30 feet long, 10 feet deep-----$720.00
6" Line - 30 feet long, 10 feet deep-----%850.00
Over 10 feet deep - ADD $7.50 per foot
Over 30 feet long - ADD $1250 per foot
ACCOUNT NUMBER
"""
- - - - - - -
350-810-18-70-8740
350-810-18-71-8740
350-810-18-72-8710
350-810-18-73-8740
350-810- 18-74-8740
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350-810-18-75-8750
350-810-18-76-8740
350-810-18-77-8740
350-810-18-78-8740
350-810-18-79-8740
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GRADING PIAN CHECK FEES
AVOUNT FEE
1(x) Cubic Yards or [ss ____-______---__________________________---------------------------- 's 100.00
1(]1 [O l,m Cubic Yards ________________________________________-------------------------- S 500.00 for the first 100 cubic yard s80.00 for each additional 100 cubic fraction thereof.
$1,300.00 for the first loo0 cubic y
$80.00 for each additional loo0 cu
or fraction thereof.
1.001 to 10,m Cubic Yards ________________________________________----------------------
10,001 to 100,)OO Cubic Yards ________________________________________------------------- %2,100.00 for the first 10,OOO cubic )
$80.00 for each additional 10,ooO CL
or fraction thereof.
1m,m1 to 200,000 Cubic Yards ________________________________________----------------- $2,900.00 for the first 100,oo0 cu
plus $80.00 for each additional 10.
yards or fraction thereof.
200,001 Cubic Yards Or more ________________________________________-------------------- $3,700.00 for the first 200,000 cu
plus S80.00 for each additional 100,
yards or fraction thereof.
GRADING PERMIT FEES
AMOUNT FEE
1f)O Cubic Yards or la ________________________________________------------------_-_------- $25.00
101 to 1,m Cubic Yards ________________________________________----------------_------- $ 75.00 for the first 100 cubic J
$10.00 for each additional 100 cub]
fraction thereof.
1,001 to lo,)@) Cubic Yards ____________________---_----------_---_---------------------- $ 175.00 for the first 1,OOO cubic
$52.50 for each additional 1,OOO c
or fraction thereof.
10,001 to 100,m Cubic Yards ________________________________________----------_------- $ 700.00 for &he first 10,OOO cubic
W.00 for each additional 10,OOO c
or fraction thereof.
1rn,rn1 to 200,000 Cubic Yards _-_____-___________ - ______- -- "_.. ~~~~~_..~~~_~~~~~~~~~~-- %1,300.00 for the first 100,OOO E
plus 3180.00 for each additional 11
yards or fraction thereof.
2)0$01 Cubic Yards or More ________________________________________--_------------_--- S3,100.00 for the first 100,OOO c
plus $300.00 for each addition
cubic yards or fraction thereof.
RESIDENTIAL VALUATION CHART
ESTIMATED FEES
SINGLE FAMILY DWELLINGS
.XXD DC:PLEXES--------------------------- (number of square feet) X S72.00 =
MARTMENT HOUSES AND ATTACHED
MCLTI-FAMILY UNITS------------------ (number of square feet) x $62.00 =
G MAG E- ....................................... (number of square feet) x $18.00 =
CARPORT--------------------------------------- (number of square feet) X $13.00 =
COVERED PORCH-------------------------- (number of square feet) X S 6.50 =
COVERED PATIO---------------------------- (number of square feet) X S 6.50 =
BALCONIESISTAIRSDECKS------------- (number of square feet) X S10.50 =
RETAINING WALLS------------------------ (number of square feet) X $12.75 =
POOLS ...................... (number of square feet) X S26.75 =
SPAS (Gunite) .................................. VALUATION S4,700.00--------------------- - -
SPAS (PlasticFactory Made)---------------- VALUATION $2,050.00--------------------- - -
AIR CONDITIONING----------------------- (number of square feet) x s 2.40 =
MOBILE OR MODULAR HOME ON SINGLE-FAMILY LOT
(number of square feet) X $18.00 =
TOTAL VALUATION
PLAN CHECK FEE
Building plan check fee is 65% of Building Permit Fee
(Phone Development Processing Division at 438-1161 for permit fee)
Public Facilities Fee Tax is 35% of building valuation:
Total Valuation x .035 = Public Facilities Fee
For Commercial and industrial uses please contact the City of Carlsbad Building Department at 438-1161.
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Sewer Benefit Area Fees
514-810-75-09-8897
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! APPENDIX C
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ZONING MAP
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1 I [ APPENDIX D I
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GENERAL PLAN MAP
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APPENDIX E
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PUBLIC NOTICE
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NOTICE OF COMMUNH" MEETIT
i HOUSING ELEMENT mws1or
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*i?lc Ci1.v 01' Ccii'l~b;~~l is ~cilc~[ll~li~l~ c1 scrics 01 cc!llllIl\l1~lt;~* 1llcc.iiIlqs tu I.C(.C%I\
Cun~rn~nts trin~ Cx-lsbaci CitizcIls O\.CI- l-fousirlg I-CI~C~YI ~ssut's.
rille Cith. is currcntl~~ w\:isiIlc tllc Iiousi~lc Lhwnt ou tllc Cmnl 1'1~1. :\ L)
i 1 ;,.,llictl [vi11 be available tor re\'ie\v L~L tllc begillrlirlg ut' t11cl ~C:LI*.
legislation. CLtrlsl,ac~'s I-IoLlsiIlc Ilt.t;dt; ;Is cietcrlllirlccl ~jy [11c ~t2xt.c. :lrltl to rc.c%c>i\.(x ' The purpose of the Irleetings is to irlforrrl tllc' c'o~llrl1clIlit>- ol rcxc,cIlt I ILI\I~~I\~
(.or1irllerlts Il-0111 tile corrtlllurlit>~ 011 i IoLlsiIlq issllcs ul'cor~~~~~r~.
I-ol~r (4) nlectings are scllctlLll(:(l arltl I~~cl11bcr-s oi' tilt: i)Ll\)lic ;II-(' ILTI(Y)II~~ tc ' ;Ill\- 01- :Ill 01' \tlCIll.
i -rl. Lt5t 3. , meetings are schcdulccl lor:
SOUTHEAST 9UADRANT: NORTHEAST QU.4DRNY1 Stagecoach Park. Monday. Oct. 29 ;it ipm Caiavera f Iills 1)ark. Montf;l~.. Xov.
SOUTHWEST 9UADRANT: NORTHWEST GJUADRNV' SaI'cty Ccr1rc.r. l\~'cclIlcstia\.-. Oct. 24 :It 7p111 Cou1lcil Ct~all~l)(~rs. Mo~~(lah.. NoL..
Siloul~l ~OIJ wish additional informrttion plcase call Tom E'onslortl irl thr: Plannix
, Cepartrnent at 438- 1 161. extension 4449.
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11 L( \g; 11 ' :j2.- . 2.1 0ctoi)c.r 19. 19X)
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APPENDIX F
HOUSING ASSISTANCE PLAh
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U.S. Deputmm of wng and urban Dev- Los ,bg&es Area Ofb, Reglon IX
1615 West mpc Boulevard
Los Angeles. Califomla 90015--3801
December 12, 1988
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Mr. Raymond R. Patchett
City Manager City of Carlsbad ATTENTION: Patty Cratty
1200 Elm Avenue Carlsbad, CA 92008
QEC ', ;
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Dear Mr. Patchett:
SUBJECT: Community Development Block Grant (CDBG) Program Three Year Housing Assistance Plan (HAP) Approval Grant Number: B-89/91-MC-06-0563 City of Carlsbad
In accordance with the CDBG regulations at 24 CFR 570.306, the
HUD Los Angeles Office has reviewed your locality's Three Year Housing
Assistance Plan for the period of October 1, 1988 through September 30,
1991. Based on our review, we find your HAP to be acceptable and it is
therefore approved. We have enclosed copies of the HUD approved forms
(HUD-7091.1, 7091.2, and narratives) which constitute the official HA?
documents, unless amended in accordance with 24 CFR 570.306( f) and (9).
Accomplishments toward your HAP goals will be reviewed annually.
Sincerely ,
c wu
Benjamin . Bobo, Ph.D. Manager B Los Angeles Office, 9.4s
Enclosure
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NT PROGRAM
TABLE I - HOUSING STOCK CONDITIONS
I 1 TENURE
~ TYPE VACANT , VACANT ! 3CCUPIEO OCCUPIEO
STANDARD UNITS i SUBSTANOARO UNITS 1 SUBSTANOARO UNITS SUITAL
I I OCCUPtEO UNITS
UNITS UNITS ' UNITS UNIT9 j tot.^ i L- Income I
l A - I 0 C 0 E F
6 I Owner 66 I 733 A43 10',%-3 6 1 763 j 873 7 1 Renter
10 j 216 ~13 1 13,307 I 473 a 258
TABLE II - RENTAL SUBSIDY NEEDS OF LOWER INCOME HOUSEHOLDS
! ELDERLY LA%€ FAMILY SMALL FAMILY
w I I J
8 Very Low lncomr 587 1 1,993 216
9 129 10 other Lowor Income i 283 1.168
Pwant 21.0 % I 71.3 % 7.7 % 1
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13 I Total. 972 3,585 1387 - 11 TO k Displd 1 -0-
42 424 ETR ! 102 c
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I 14 1 Perant 20 %I 72 96 I a %
PART II * THREE YEAR GOAL
TABLE I - UNlrSTO BE ASSISTED L
GAIII~TATION NEW 1 CONVERSldN 10 -- -
M N L
CONSTRUCTION I STANDARD UNITS
15 I Owner I 75
! -0- I 45 15
1 -0- 75 16 1 Renter i 30
15 j -0-
(UNITS EXPECTED TO ASSIST LOWER INCOME HOUSEHOLDS)
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18 j Renter j 75 I -0- i
TABLE II - LOWER INCOME HOUSEHOLDS TO R€CEIVE RENTAL SUBSIDIES
1 1 ELOERLY LARGE FAMILY SMALL FAMILY - c 1 Q I R
19 ~ Households to be Auistad
20 , Percent 31) % I 77 961 8 %
, 9 370 ! 36
TABLE Ill - GOALS FOR HUD RESOURCES: SUBJECT TO LOCAL REVIEW AND COMMEN' -
ELOERLY LARGE FAMILY SMALL FAMILY
T u I V
21 1 Households to be Assisted 89 370 j ?h
HOUSING TYPE PREFERENCE fMaxirnum Numbor of Units that will be AceegwudJ-
REHAB -1 r 445 2 r1 EXISTING
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231 c meek this box it the aoplicmt wirhr to review state Housing AgsncyproPoSds wiMin its jufitdicrion.
PART 111 - GENERAL LOCATIONS - ' 24 ' Att8ch ma@ idmtifying rhr gwmr8l locatims of propojd arrirtsd houring.
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NARRATIVE SECTION ON HOUSING ASSISTANCE NEEDS:
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SUBSTANDARD: Any unit which does not meet or exceed the Section 8 Existing Housing Quality Standards or local building codes, whichever are etricter, are considered to
be substandard.
SUITABLE FOR REHABILITATION: Any substandard unit which can be rehabilitated to a standard condition at a cost which does not exceed
the cost of building a new replacement structure. I EXPECTED TO RESIDE (ETR):
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ETR: 568 SOURCE AND METHOD: ETR provided by SanDag
9: Is not and doe8 not expect to be a problem. Ordinance6 governing conversions setting standard6 and procedure6
including living space and off street parking have been approved and adopted by the City. However, to date, no application6 for convererion have been received and/or
proceseed, nor ha8 any interest in such conversion been expressed by the owners of such units.
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rnow ANDE INCOME H0-S TO *IZ -: There are no public actions currently acheduled nor none planned that will have the effect of displacing any households in the City of Carlsbad.
LOW AND MODERATE INCOME MINORITY HOUSEHOLDS: SUBSTANDARD UNITS:*
1 TOTAL MumInxs BLBCg INDIAN= QTHERSHISP OWNERS 131 4 0 10 29 8 B RENTERS 443 14 0 35 96 2
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REQUIRING RENTAL SUBSIDIES: SHALL LARGE
ELDERLX FAHILIES FAKILIES TOTAL
TOTAL MINORITY HOUSEHOLDS - 3 75 1,072 133 1,580 -0- -0- -0- -0- TO BE DISPLACED: -
BLACK HOUSEHOLDS: 11 30 4 45
TO BE DISPLACED: -0- -0- -0- -0- - INDI."N HOUSEHOLDS: 6 18 2 26
TO BE DISPLACED: -0- -0- -0- -0-
ASIAN HOUSEHOLDS: 73 211 26 310
TO BE DISPLACED: -0- -0- -0- -0-
OTHERS : 53 151 19 223
TO BE DISPLACED: -0- -0- -0- -0-
HISPANIC HOUSEHOLDS: 232 662 82 976
TO BE DISPLACED: -0- -0- -0- -0-
* -- See page 7 - SanDag Methodology ** - See page 8 - SanDag Methodology
LOW AND MODERATE INCOME HANDICAPPED HOUSHldLDS:
ELDERLY 1 PERSON SHALL LARGE - NON-ELDERLY FAMILIES FAHILIES
IDW AND MODERAW
INCOXE HOUSEHOLDS
WHICH CONTAIN AT LEAST ONE HANDICAPPED
PERSON: 906 359 3,016 741
SPECIAL NEEDS: Handicapped households need housing units with access ramps, wider doorways, assist bars in the bathrooms, lower cabinets, and elevators (in two or more story buildings)
SING= INDMDUALIS WITH DEPENDENT CHILDREN: Female headed households in 1980, No .pous% Present, vith children leu than 18 years of age: 1,149 Households
No .pourre Present, with children less than 18 years of Age: 369 Households
Male haadad households in 1980,
SPECIAL HOUSING NEEDS: Single individual's with dependent children need housing which is both affordable and located close to day care centers and schools. A higher than normal percentage of these households are low and moderate
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inColUU. Alf30, a higher than normal Percentage of these houeeholde are
payins more than 30 percent of their incomes for rent.
OTHER SPBCIAL HOUSING NE8bS 68 LOW AND MODBRATI INCOMI HOUSEHOLDS: - - Owners are faced with the problems of rieing space rents and conversion of their mobilehome parka into new commercial and residential developments. Programs continue to be needed that help preserve mobilehomes as a source of affordable housing and assist residents convert to
resident ownership.
"No other epecial housing need8 of low and moderate income houeeholds exist in our city".
METHODOLOGY: A copy of the methodology used to derive the figures on the HAP is on file in the Community Development files. However, there is attached a copy of SanDag's Methodology for the above computations which is the baeis of data included in the HAP.
STANDARD UNITS WHICH WILL BE DEMOLISHED THROUGH FEDERAL, STATE OR LOCAL ACTIONS: OWNER UNITS: None RENTER UNITS: None
SPECIFIC ACTIONS THE COMMUNITY WILL TAKE TO MINIMIZE DISPLACEMENT OF LOW INCOME HOUSEHOLDS:
The City's condominium conversion ordinance setting standarde and procedures has not resulted in the loss of any rental unit available to low income households. No conversions have occurred, nor are any planned. The city is prepared to evaluate and consider actions necessary to maintain its low income rental housing stock at such time as conversions tendl to reduce low income rental units.
The city will not widen streets and/or remove house8 in low
available.
The city will not undertake any CDBG activities which will result in the displacement of low income households.
income area# unlese affordable replacement houeing i8
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SPECIFIC ACTIONS THE COMHUNITY TAKE TO MINIMIZE DISPLAC~M~NT OF MODERATB INCOME HOUSEHOLDS:
The city'u condominium conversione ordinance setting etandards and prOCedur88 has not reeulted in the lose of any rental units available to moderate income households. No conversions have occurred nor are any planned. The City is prepared to evaluate and consider action6 necessary to
conversion trend to reduce moderate income housing stock.
The city will not widen street6 and remove houses in moderate income areas unless affordable replacement housing is
available. The city will not undertake any CDBG activities which will result in the displacement of moderate income households.
SPECIFIC ACTIONS THE COMMUNITY WILL TAKE TO PRESERVE OR
maintain it0 moderate income houeing etock at such time at3
EXPAND THE AVAILABILITY OF HOUSING FOR LOW-INCOME PERSONS:
Bedevel-t Set Anide Funding - Redevelopment Agencies are required to "set-aside" 20% of their tax increment for lower income housing purposee. The city has and will continue to use the "set-aside" funds in a manner consistent with State law and in such a way as to assist the city's housing for low income residents o the city.
Continue to implement the Coaetal replacement housing and
inclusionary housing requirements of the Government Code Section 65590.
Where appropriate the city will offer density bonusee or other financial incentives pursuant to Government Code
Section 65915.
The City will not uae CDBG funds to demolish houeing occupied
by low income households unless replacement housing is provided.
The City will continue to use CDBG funds (including program income) to rehabilitate housing for low income households.
The City will act ae an information source and liaison for private developera interested in using Low Income Housing Tax
Credits to develop affordable housing projects.
The City will pursue the development of affordable housing , for low income households through available funding resources.
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SPECIFIC ACTIONS THE COMMUNITY WILL TAKE TO PRESERVE OR EXPAND THE AVAILABILITY OF HOUSING FOR MODERATE INCOME PRRSONS :
Continue to implement the Coastal replacement housing inclueionary housing requirements of Government Code Section
65590.
Where appropriate the city will offer density bonusee or other incentives pursuant to Government Code Section 65915.
The city will not use CDBG funds to dernolieh housing occupied by moderate income households unleee replacement housing is provided 1
The city will continue to use CDBG fund8 (including program income) to rehabilitate housing for moderate income
households.
The city will act a5 an information source and liaison for private developers interested in using Low Income Housing Tax Credits to develop affordable housing projects.
The city will pursue the development of affordable housing for moderate income households through available funding resources.
velow Set Wde Fm- Redevelopment Agenciee are
required to "set-aside' 20% of their tax increment for lower income housing purposes. The city hae and will continue to use the "set-aeide" funda in a manner consistent with State Law and in as such way as to assist the moderate income resident8 of the city.
SPECIBIC ACTIONS THE COHIMUNITY WILL UNDERTARE TO IMPLEMENT ITS THREE GOALS:
The city will provide fast track proceesing for housing proposals which will provide affordable housing for low and moderate income households.
The city shall cont.inue to administer its Section 8 and voucher aaei~ted houefng program. The city shall apply for the Section 8 Exieting Certificates and Vouchers which will become available during the three year period.
Zoning changes to help implement the production of housing for low and moderate income households will be considered on
a case by case basie.
The city will continue to administer a variety of housing
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rehabilitation programs for low and moderate income
households.
EXPBCTBO OR PLANNED REMEDIES:
PROBLEM: Lack of vacant land suitable for new construction. REMEDY: The city where appropriate write down land with CDBG funds and/or available resources to make the
purchase and clearing of sites economically feasible. Such other incentives, as may be appropriate and within the City’s authority to offer will be tended to developers if the propoeed development includes a percentage of percentage of low/moderate units.
REHABILITATION - MAJORITY BENEFIT TO LOW AND MODERATE INCOME HOUSEHOLDS ASSURANCE:
1, OWNER OCCUPIED UNITS:
The city will require owners applying for rehabilitation
or home improvement loans/grants to complete a loan/grant application which will require the owner to indicate his/her gross income. The owner will also be required.to submit a signed copy of hie/her lateet federal tax return and his/her lateet pay receipt. The incomes will be checked against the latest HUD Section 8 income limits. The city‘s rehabilitation program is not limited to only low/moderate income houeeholde. However, the awarded applications will be monitored to assure that at least a majority of the loans/grant are made to low/moderate income households.
2. RENTAL UNITS:
Currently the city’s rehabilitation and home improvement program for rental units is designed to only benefit low and moderate income renters. To assure compliance, the city will require all landlord6 seeking rehabilitation
and/or home improvement loans/grants to submit a signed certification that he/ehe has surveyed the incomes of the tenants and that all of the tenants have incomes equal to or lese than the Section 8 Lower Income Limits for the applicable household eize. The city will periodically conduct ita own surveys to assure that the landlord certifications are accurate.
HUD’S Rental Rehabilitation Grant Program will be reviewed in the first year of this HAP and within the capacity of the City to administer Section 8 Mod Rehab, Section 312 Rehab, and HUD Rental Rehab Grant Program all three resources shall be utilized.
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PART 111, GENERAL LOCATIONS *
PRIORITY CPNSUS TRACTS FOR NEW CONSTRUCTfOH!
179 180
PRIORITY CENSUS TRACTS FOR SUBSTANTIAL REHABILITATION.
179 180
CENSUS TRACTS ACCEPTABLE FOR NEW CONSTRUCTION:
171.01 179
178.01 180
178.03 198
178.04 200.03
CENSUS TRACTS ACCEPTABLE OR SUBSTANTIAL REHABILITATION.
171.01 179 178.01 180 178.03 198
178.04 200.03
# THE CENSUS TRACTS LISTED COMPRISE ALL CENSUS TRACTS IN THE CITY OF CARLSBAD. A map of all censue tracte in the
City including the number of occupante nd median income for each tract is attached.
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PART IV. ANNUAL GOAL NARRATIVE: SPECIFIC ACTIONS THE COMMUNITY WILL TAKE TO MININIZE DISPLACEMENT OR LOW INCOME HOUSEHOLDS:
The city’s condominium conversion ordinance setting standards
and procedures has not resulted in the loss of any unit available to low income households. No convereione have occurred, nor are any planned. The city is prepared to evaluate and consider actions necessary to maintain it8 low
income rental housing stock beginning with year one of this
rental units.
The city will not widen any streets and/or removes houses in low income areas unless affordable replacement housing is available.
The city will not undertake any CDBG activities which will
result in the displacement of low income houeeholds.
Pursuant to Government Code Section 65590, the city will not approve the demolition or conversion of residential unite located in the Coastal Zone occupied by low income households, unless appropriate replacement housing will be provided.
SPECIFIC ACTIONS THE COMMUNITY WILL TAKB TO MINIMIZE DISPLACEMENT OF MODERATE INCOME HOUSEHOLDS:
The City’s condominium conversion ordinance setting standards and procedures has not resulted in the loss of any units available to low income households. No conversions have occurred, nor are any planned. The city is prepared to evaluate and consider actions necessary to maintain its low income rental housing stock beginning with year one of this HAP if, in fact, conversions would tend to reduce moderate income rental unite. The City will not widen any etreeta during the first
incremental year.
The City will not undertake any CDBG activities which will result in the displacement of moderate income households.
Pursuant to Government Code Section 65590, the City will not approve the demolition or conversion of residential units
located in the Coastal Zone occupied by moderate income hausehdda, unleglgl apprapriate replacement housing will be provided.
HAP if, in fact, conversion8 would tend to reduce low income
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SPECIFIC ACTIONS THE COMMUNITY WILL TARE TO PRESERVE OR EXPAND THE AVAILABILITY OB HOUSING FOR LOW INCOME PERSONS:
The City will not u80 CDBG fund6 to demolish occupied low income hoU6ehold8 unlese replacement housing is provided.
Continue to implement the Coastal replacement housing inclusionam housing requirements of Government Code Section
65590.
Where appropriate the City uill offer density bonuses or other financial incentives pursuant to Government Code
Section 65915.
The City will continue to use CDBG funds (including program income) to rehabilitate housing for low income households.
nt Asalstance Praum - The City has aesisted and will seek to continue that assistance to permit low income mobilehome residents to convert to resident
ownership.
JZYW ae HnU TFIX Credits - Since the passage of the
1986 Tax Act, .the State has established a program enabling developers of rental housing receive federal and state tax credits if a portion of the units in their projects are reserved for low and very low income households. As developers gain an understanding on how to beat utilize this new program, it is expected that tax credits will become a viable program.
The City will try to tandem the program with other programs and funding sources to provide low income rental housing units.
on 8 (-1 / Houelnn Vow - The Section 8
Certificate and Voucher Rental Assistance Payment Programs
The City will apply for unit allocations as they are available from HWD. - Ho- - Additional housing for farm workers is
needed. The City will investigate, review, and make every attempt to uae any State or Federal fund8 targeted for farm worker houaing.
ad8t very low income households with their rental payments
t Set - Me FU - Redevelopment Agencies ar required to “S8t-a6ide” 20% of their tax increment for lower income housing purposes. The City has and will continue to use the “set-aside” funds in a manner consistent with State’ Law and in such way as to aseist the low income resident of the City.
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SPECIFIC ACTIONS THS COMUNITY WILL TAKE TO PRESERVE OR EXPAND THE AVAILABILITY OF HOUSING FOR MODERATE INCOME
PERSONS : Continue to implement the Coastal replacement houeing
ineluaienary hauefng requiremente of Government Code Section
65590.
Where appropriate the City will offer density bonuses or other financial incentives pureuant to Government Code Section 65915.
The City will not use CDBG fund8 to demolieh occupied by moderate income households unless replacement housing is
provided.
The City will continue to use CDBG funds (including program income) to rehabilitate housing for moderate income
householde.
Jaw Income How- - Since the passage of the 1986 Tax Act, the State has established a program enabling deve.loper8 of rental houeing receive federal and etate tax credits if a portion of the units in their projects are reserved for low and very low income households. As
developer6 gain an understanding on how to beet utilize thie new program, it is expected that tax credits will become a viable program.
The City will try to tandem the program with either program6 and funding sources to provide low income rental housing units.
Farm Worker Ho- - Additional houeing for farm workers is needed. The City will pursue any State or Federal funds targeted for farm worker housing.
Ocr-~ P- - The City has aeeieted and will seek to continue that aeeiertance to permit moderate income mobilehome resident6 to convert to resident ownership.
Bedevcla-nt Set - Bafde Fw~d&uz - Redevelopment Agencies are required to "set-aside" 20% of their tax increment for lower income housing purposes. The City ha8 and will continue to use the "6st-a8ide" funds in a manner coneistent with State Law and in such way as to assist the moderate income resident
of the City.
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* - - - - 1 -
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SectlQD 8 (m) 1 - V0uc.a - The Section 8
Certificate and Voucher Rental Assistance Payment Programs assist vary low income houeeholde with their rental payments. The City will apply for unit allocations a8 they are
available from HOD.
SPECIFIC ACTIONS THE COMMUNITY WILL UNDERTAKE TO IMPLEMENT ITS ANNUAL GOALS:
The city will provide fast tract proces13ing for housing proposals which will provide affordable housing for low and moderate income houaeholds.
Zoning change6 to help implement the production of housing
for low and moderate income households will be considered on a case by case basis.
The City will continue to administer a variety of hosing rehabilitation programs for low and moderate income households.
The City shall continue to administer its Section 8 and Voucher Aseisted Housing Program. The City shall apply for the Section 8’Existing Certificates, the Section 8 Moderate Rehab unite, and the Section 8 Vouchers which will become available during the three year period.
REHABILITATION - MAJORITY BENEBIT TO LOW AND MODERATB INCOME HOUSEHOLDS ASSURANCE:
1. OWNER OCCUPIED UNITS I The city will require owners applying for rehabilitation or home improvement loans/grante to complete a loan/grant application which will require the owner to indicate hia/her grose income. The owner will a160 be required to submit a signed copy of his/her latest federal tax return and hie/her latest pay receipt. The incomes will be checked againet the lateat HUD Section E income limite. The city’s rehabilitation is not limited to only low/aoderate income households. However, the awarded applications will be monitored to assure that bl leaet a majority of the loans/grant are made to low/moderate income householde.
2. RENTAL UNITS: Currently the city’s rehabilitation and home improvemen, program for rental units is designed to only benefit 101 and moderate income renters. To a~eure compliance, the city will require all landlords seeking rehabilitation
and/or home improvement loane/grants to submit a signed
certification that he/she has surveyed the incomes of the tenante and that all of the tenants have incomes
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equal to or lees than the Section 8 Lower Income Limits for the applicable household size. The city will periodically conduct ita own eurveye to assure that the landlord certifications are accurate.
HUD'S Rental Rehabilitation Grant Program will be reviewed in the first year of this HAP and within the capacity of the City to administer Section 8 Mod Rehab, Section 312 Rehab, and HUD Rental Rehab Grant Program all three resources shall be utilized.
EXPECTED OR PLANNED IMPEDIMENTS AND PLANNED REMEDIES:
PROBLEM: Lack of vacant land suitable for new conetruction.
and/or available resources to make the purchase and clearing of sites economically feasible. Such other incentives, as may be appropriate and within
the City's authority to offer, will be tended to developers if the propoeed development includes percentage of low/moderate unite.
REMEDY: The city will write down land with CDBG fund6
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CARLSBADt REVISED HAP (October 1, 1988 throwh September 30, 1991)
Methodology for Revisions
A. PART 1, TABLE I, HOUSING STVCIS CONDITION STANDARD AND SUBSTANDARD
1) Units = 25,786 (total) (DOF 1988) + (Building Permits)
2) Vacant = 1,312 (DOF 1988) + (Building Permits x Vacancy Rat(
3) Occupied = 24,474 (DOF 1988) (1-2) OwnedRentcr Ratio
Census 1988
1980 Renter / Total - = Percent
% SF = 1,638 1 a,am = 18.6%
2-4 = 754 / 982 = 76.8%
5+ = 2,464 / 2,961 = 83.2% MH = 65 / 820 - 7,9 % -
Bldg. Permits DOF Jan. I-Oct. 1
1988 + - 1988
SF = 14,672 + 272
S+ = 7,124 + 40
MHH = 925 + 25
2-4 = 2,658 + 70
Total Occupied Renter 1988 = Total Occupied Owner 1988 =
Ren'
1! " 1980 = Estimate
X .186 = 2
X .na = 2
X A32 = 5
X .079 = - 1I
10,909
13,565 (24,474-10
4) Vacancy Rate = 5.09% (1988 DOF)
Vacant for Sale 1980 - 329 Vnant tar Rent 1980 = - + 565
-
894 Total Vacant 1980
*The proportions of the housing stock that are substandard are not inconsistl local housing authorities' information regarding housing units that do not me building/housing codes. These local codes meet or exceed the Housing Quality 5
(HQS). Thus, the substandard unit totals would exceed the total for units not HQS requirements. In addition, this definition of substandard was used 1 regionwide consistency and compatibility of the Housing Assistance Plan condition assessment with the "fair share" planning program as well as loCa elements.
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% Vacant We = 329 / 894 = 38.8%
% VICUlt Rant = 565 / 894 = 63.2%
1,312 x .368 = 483 Total Owner Vacant 1988 Eat.
1,312 x A32 = 829 Total Renter Vacant 1988 Est.
5) 9,713 Owner Occupied Standard (1985 HAP) + 186 Owner Occupied Substandard (1985 HAP)
9,899 Total Owner Occupied (198s)
Standard Owner
9,713 / 9,899 = Percent 1985 = 98.1%
Total Owner Occupied (1988) = 13,565 (Step 3)
6A = 13,307 .981 X 13,565 f 13,307 Owner OCCUpiCd st.ndud (1988 HAP)
6) 5,173 Renter Occupied Standard (1985 HAP) - + 450 Renter Occupied Substandard (1985 HAP)
5,623
. 5,173/ 5,623 = Standard Renter Percent 1985 = 92.0%
Total Renter Occupied (1988 mP) = 10,909 (Step 3)
7A = 10,036 ,920 x 10,909 = 10,036 Renter Occupied standard (1988 m)
7) 13,565 Step 3 - Total Owner Occupied (1988)
-13,307 Step 5 - Owner Occupied Standard (1988)
6C = 258 258 Owner Occupied Substandard (1988 HAP)
8) 10,909 Step 3 - Total Renter Occupied (1988)
7C = 873 -10,036 Step 6 - Renter Occupied Standard (1988)
873 Renter Occupied subtandard (1988 HAP)
9) 672 Owner Vacant Standard (1985) - + 14 Owner Vacant Substandard (1985)
686 Total Owner Vacant 1985
6721689 = 98.0% = Standard Owner Vacant Percent
Total Owner Vacant 1988 = 483
60 = 473 483 x .980 = 473 Standard Owner Vacant (1988 UP)
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10) 483 Step 4 -473 - Step 9
10 Wmtmdad her Vacant (1988 HAP) I
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11) 466 Renter Vacant Standard (1985 HAP) + 41 Renter Vacant Substandard (1985 HAP) 507 Total Renter Vacant (1985) -
466 / 507 = Standard Renter Vacant Percent = 92.0%
I Total Renter Vacant 1988 = 829
7B = 763 829 x .921 = 763 Standard Renter Vacant (1988 HAP) I
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70 = 6%
12)
13)
829 Step 4 - -763 Step 11 66 wmdard Renter Vacant (1988 W)
156 (::$ 1985 / 186 (l&$ ,839
SUBSPANDARD UNITS SUITABLE FOR REHABILPTATION
Substandard units are "suitable for rehabilitation" if they are:
1. Structurally sound (based upon proportion of deteriorating to dilapidated and i original construction); and
2. Economically feasible for rehabilitation (based upon housing rehabilitatior experiences which are not inconsistent with the total identified.
In addition, the definition of suitable for rehabilitation was used to insure r consistency and compatibility of the Housing Assistance Plan housing condition a
with the "fair share" planning program as well as laad homing element$
.839 X 258 (6C 1988 HAP) = 216 Total Owner Occupied Substandard {
6E = 216
14) 378 ($'$, 450 ti;) = .a40
.840 x 873 (7C 1988 HAP) = 733 Total Renter Occupied SubatanQrd (1988 7E = 733
15) 23 (I&) 1 156 (1%) = ,147 HAP HAP
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J47 ;r 116 (IE 1988 HAP) = 32 Owner busr [ncoma cwuptcd
Subrt.ndud (1988 HAP)
6F = 32
16) 121 (l$) ,378 (l$:) = ,320
.320 X 733 (?E 1988 HAP) = 235 Renter Lower Income Occupied
Substandard (1988 UP)
7F = 235
17) 12 tfP) 1985 / 14 (1%) HAP = ,857
.857 X 10 (6D 1988 HAP) = 9 Omcr Vacant Substandard (1988 FlAP)
6G = 9
18) 34 ' ( 1985 7G) 141 (l%) = ,829 HAP HAP
329 x 66 (7D 1988 HAP) = 55 Rente Vacant Zfub6tU"d (1988 HAP)
7G = 55
B. PART 1, TABLE II, RENTAL SUBSIDY NEEDS
1,304 (8K 1985 HAP) +737 (10K 1985 HAP) 2,041 Total RSNLIH 2,041 / 5,623 (?A + 7C 1985 HAP) = ,363
2) .363 x 32.6 (1986 SP): SRA 41 (Percent Lower Income Households) 27.1 (1980 SP)
-313 X 1-26 = -438 (1988 % Rentm RSNLIH)
3) .436 (Step 2) x 10,036 (7A 1988 HAP) = 4,376 1988 Renters - RSNLIH
4) 737 (10K I985 HAP) + 1,304 (8K 1985 HAP) = 2,041 1985 Renten - RSNLIH 1,304 / 2,041 = .639
5) .639 x 4,378 (Step 3) = 2,796 Total Very Lou Income (1988 HAP) 8K = 2,796
'RSNLIH = Rental Sub;idy Need of Lower Income Households.
' 2SP = SourccPoint, 1986 Household Income Report.
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8) 4,376 (Step 3) -2,796 (Step 5) 1,580 TOW Other Lower Lncoma (1988 HAP)
IOK = 1,380
7) 65-75+ 1980 = 17.6% (CPC) 19.3% (9H 1985 HAP) X 18.8% zi.o%
1987 = 18.8% (CPC) " 17.6% -
Percent Elderly Very Lou Income (1984
9H : 21.0%
8) 100.0% - 21.0% = 79.0%
Split 79.0 in same portion SF/LF 1984 72.9% / 00.7% = 90.3%
91 = 71.3% 79.0% X 90.3% = 71.3% SF Pcmnt Small Family Very Lou Income (1984
9J = 7.7% 79.0% - 71.3% = 7.7% LF Percent Large Family Very tow Income (1988
Step 5 Step 7
8H = 587 9) 8K X 9H
2,796 X .210 = 587 Elderly Very Low Income (1988 HAP
Step 5 Step 8
10) aK X 91
81 = 1,993 2,796 X .713 = 1,993 Small Family Vuy Low Income (198
11) Step 5 - (Step 9 + Step IO)
85 : 216 88 - (8H + 81) = 85
2,796 - (587 + 1,393) = 216 Large Family Very ~aw trcamc (141
10H 1OK
12) '1.07 (Step 7) x 16.7 (123 / 737 1985 HAP) 1.07 x .167 = .I79
13) 100.0% - 17.9% = 82.1%
(1984) 75.0% / 83.3% = .900
82.1% x 90.0% = 73.9% (SF) 8.2% (LF)
IOH = 283 141 1.580 X .m = 283 Elderiy Other tower Income (1988 HAP)
101 = 1,168 1,sao X .739 = 1,168 SmaU Family Other Lower Income (1988 H 1OJ = 129 1,580 x .OS2 = 129 Laqe Family Other Lower Income (1988 E
15) ETR unchanged
16) Displaccts to be added by city
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REVISED NARRATIYB
UNSOUND EiOIJmG BY UCB
A-1) Total lower income minority in unsound housing = .138 (1985 HAP (Step A-2)
13.5% x 10.8% (1987 total minority CPC)*
8.8% (1980 total minority) = 16.6% (1988 HAP)
A-2) Update Minority Distribution
1980 1987 - -
Black Indian Asian Others
4.8 4.9
4.0 5.9 - 8.8 - 10.8
Hispanic 10.4 12.4
A-3) Use CPC to adjust substandard by race
.166 x 258 (8C 1988 HAP) = 43 Minorities in Owner Substandard (1988
.166 x 873 (7C 1988 HAP) = 145 Minorities in Renter Substandard (1988
A-4) Adjust distribution by race using CPC for Indian, Asian, & Others
- Use 1988 HAP (A-1) percent (16.5%) as control total. - Assume Indian and Othcn relatively unchanged - Assume percent change in othen (CPC) due to Asian increase
1985 HAP 5 1988 CPC - = 1988 HAP Percents
Black 1.6 x 4.9(Step A-2) - 1.6 -
4.8 (1980)
Indian 0.0 x No Change - 0.0 -
Asian 2.7 x 5.9 (Step A-2) - 4.0 -
4.0 (1980)
Other 9.8 X. Balance - 11.0
Total 13.5% 16.6%
- -
I *CPC = California Population Characteristics (Center for Continuing Study of the
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California Economy, 1988)
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A-5) Dbtrfbuta minority among owner/rcnter unsound howing control tot&
1988 Step A4 Owner - - Renter
Black (1.6 / 16.6 = 9.6%) 4 (9.6% x 43) 14 (9.6% x 145) Indian (0.0 / 16.6 = 0.0%) 0 (0.0% x 43) 0 (0.0% x 145) Asian (4.0 / 16.6 = 24.1%) 10 (24.1% x 43) 35 (24.1% x 145 Others (11.0 / 16.6 = 66.3%) __ 29 (66.3% x 43) 3 (66.3% x 141 Total 43 (Step A-3) 145 (Step A-3)
A-6) Hispanic
1980 Distribution (1980 Census) 1988 Distribution (CPC)
10.4 12.4
12.4 / 10.4 =1.19 (Control Total)
A-7) From 1985 HAP (Step C) 28.7% Hispanic occupied unsound ho'
adjusting tor Hispanic growth
28.1 f 1.19 (Step A-6) = 34.1% (1988 HAP)
A-8) 258 (6C 1988 HAP) x .341 = 88 Hispanic owners unsound housing (1988
873 (7C 1988 HAP) x .341 = 298 Hispanic rcntcn unsound housing (198
tOWER INCOME OVERPAYERS BY RACE
A-1) Proportion minorities overpayers = .112 (1985 HAP, Step E)
A-2) Increase in minorities as a whole 16.6 (1988 HAP) / 13.5 (1985 HAP S
A-3) .112 (A-1) x 1.23 (A-2) = 13.8% minorities overpayers 1988
A-4) Adjust distribution by minority categories
1980 Census
1988 CPC 1980 Census 1988 H
% Of All Minorities x - 96 of Househoids 5 % of a1 M'
Black 7.3% X 4.9 - 7.5 - - 4.8
Indian 4.3% X No change - 4.:
-Asian 34.8% X 5.9 - 51.:
-
- - 4.0
Others 53.696 X Balance - - - 36.'
100.0% 100.
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A-5) 8K = 2,796 (1988 HAP) log = +1,580 (1988 HAP)
4,376 Total RSNLIH (1988 HAP)
A-6) 4,376 x .138 (Step A-3) = 604 Lower income minority households with rental subsidy need 1988
A-7) Distribute by minority categories using control total and total percent from (Step A-4) and apply 1985 HAP Step F-1 to control totals; Le., for blacks .075 x 604 (Step A-6, above) = 45 which is distributed by type.
Elderly Small Family Large Family Total - % (Step A-4)
Black 11 (24.1) 30 (67.8) 4 (8.1) 45 (7.5%) Indian 6 (23.7) I8 (67.9) 2 (8.4) 26 (4.3%) Asian 73 (23.7) 211 (67.9) 20 (8.4) 310 (51.3%) Others 53 (23.7) 151 (67.9) 19 (8.4) - 223 (36.9%) 604 (Step A-6)
A-8) For Hispanic
,187 Hispanic RSNLIH x 12.1 = 1.19
(1984 HAP, Step F-2) 10.4
.187 x 1.19 = .223 (1988 Proportion)
- 1988 Total 99
1984 Total tx
A-9) ,223 x 4,378 (Step A-5) = 976 Hispanic RSNLIH (1988 HAP)
A-10) Hispanic RSNLIH by household type: using 1980 proportions and 1988 Total (Step A-9)
Small Large Elderly Family Family - To tal
23.8% 67.8% . 8.4% 976 232 662 82
DISPLACEES (from jurisdictions)
HANDICAPPED
The data avrflrble from the census for handicapped-related items include responses to
are presented by applying 1988/1980 total incrcuc (1.97) to proportions of 1980 total to each factor from 1985 HAP.
two disabultp questfern. For the City of Carhbad the following data, revised to 1988,
1980 Total Population
29,964
1988 Figure Total Pooulation (DOF)
58,888
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A. -
B.
A.
8.
Work Disability
With work dbabtlity 1. In trbor force
2. Not in labor force a. Prevented from working
b. Not prevented from working No work disability
To tal
Transportation Disability
Age 16-64 With a public transportation disability
No public transportation disability
With a public transportation disability
No public transportation disability
Age 65+
9,086
1,395
2,691
2,043
648
54,943
59,029
699
58,330
1,375
8,449
Although HUD defines handicapped as "capable of independent or group home 1 which does not coincide with the definition of the census, transportation and wor abilities certainly constitute the main ingredients to determine independent living.
Although no crosstabulatiow of income, household size, or race with dfsabilftg are able, one could assume that a substantial portion of the handicapped would fall witt Section 8 income limits, especially those households not in the labor force. Furthc could assume a substantid portion of the lower income handicapped would fall in "In need" category. Their housing needs are further compounded by design and lo
requirements which uc limited in supply and more expensive, The special ne handicapped households, for example, may require ramps, holding bars, special bat design, lower cabinets, and elevators (in two or more story buildings).
'In Carlsbad the elderly comprise 66.3% to the total disabled from public transpor The balance of 33.7% were small family and 1-e family.
Based on conversation and limited information from the Community Service CeF the Disabled (CSCD), and the San Ditgo Regional Center of the State Departn Reghabilitation, the balance appears to be small family concentrated. Thw, an e!
was made.
It was assumed that positive responses to the two disability questions would be erably overlapped. To avoid double-counting, the 699 persons of age 16-64 transportation disability were omitted from the total.
Disabled
Work disability 4,086 Transportation disability, age 65+ + 1,375 5,461
Family size dbtribution could be estimated based upon the following assumptic Census defines disability as the presence of a physical, mental, or other heaith C
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which has Wad 8ix of mom months and which limits or prevents a particular type of activity. Th8 t.cm "health condition" refen to any physical or mental problem which has lasted for six month8 or more. A serious problem with seeing, hearing, or speech would
bc considered a health condition, whereas Pfefg'nMCy or 8 temporary health problem such
gj a broken bane that is expected to heal normally would not be considere4 a health
condition.
Categories of work disability status are tu follows:
With a work disability. Persons who have a health condition which limits the kind or amount of work or prevents working at a job or business. A person is limited in the kind of work he or she can do if a person has a health condition which restricts his or her choice of jobs. A penon is limited in amount of work if he or she is not
able to work at a full time job (35 or more how per week) job or bufncss. Within this category, tabulations are fFcqUently provided on the number of petsons with a work disability who are not in the labor force.
Prevented from workinq. Penons not in the labor force who have a health con- dition which prevents working at any job or business.
Public transportation disability category is as follows:
With a public transportation dfsability. Penom who have a health condition which makes it difficult or impossible to use buses, trains, subways, or other forms of
public transportation.
Limitations: The disability item was included in the 1980 Census becaw of the need lor local area data on the relative prevalence of work and public transportation disabled penons. The decision to include the item was made even though there wad test evidence that there was likely to be a problem with data reliability. Sgecificaily, an analysis of
the 1978 National Content Test, which collected disability information in both an original
interview and a subsequent re-interview, showed that the Indexes of inconsistency for responses to the work and public disability questions were in the moderate to high range.
Historicai Comparabilityr The 1980 disability item WM concerned only with work dis- ability and did not attempt to identify penow with a public transporatation disability. The 1980 item did not contain clause restricting disability to those resulting from a health condition which hu lasted six or more months; however, it did contain a separater question about the duration of the disability.
Family She distribution was estimated as follows:
0 l'ho8e ci8s8ified as having a work disability were assumed to be ages 16-64. The 6S+ age group would be predominantly retired, and would therefore not
be classified as work disabled.
o According to recent HUD estimates, 11.1% of one penon non-elderl$ house- holds are handicapped. Other small and large families have 11.7% disabled, with 19.7% of these being large family.
Digtributing ttm census total by family size according to this preportion and updating fOl
1988 household estimate of:
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Elderly = 500 (178s HAPI
13,510 1980 Census Households) x 24,474 (1988 DOF total households'
906 handicapped 1988
One Pcmn = 13,510 lg8 x 24,474 = 359 Handicapped 1988
Small Family =
13,510 1'665 x 24,474 = 3,016 Handicapped 1988
Large Family = -
13,510 409 x 24,474 = 741 Handicapped 1988
Elderly One Person Non-Elderly Small Family Large Fa.
906 359 3,016 741
Grouping the oneypenon households into the elderly category group yieic following 1988 estimate.
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Elderly Small Family Larg'e Family
1,265 3,016 741
SINGLE INDIYIDUALS WiTEI DEPENDENT CHILDREN
The Census data, revised to 1988, are as follows by applying 1988 prooportforw o households (24,474) vs. 1984 households (16,752 1985 HAP Table 27-1) to 1985 HAP for each category.
HOUSEHOLD TYPE AND RACE
Total White Black Indian Asian Other Hi .y .-, - 7 - "
A- Male Householder, 369 334 1s 0 0 20 No Spouse, with Children
E. Female Householder, 1,149 983 25 31 7 104 No Spoum, with Children
C. Total A+ B 1,518 1,317 40 31 7 124
The first table provides a profile of the single parent household with children by comparison te all households by race. The following tables provides the percental single parent households with children by race and the percentage of all howei race.
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PERCENTAGE HOUSEHOLD TYPE OF ALL RACES
- White Black Indh Asfan Other Hisoanic
96 of all households 93.3 0.8 0.3 2.1 3.5 8.3
% of sfngle parent with 86.7 2.6 2.0 0.5 8.2 15.8 children
me proportions of minority and Hispanic households with single-parent households with children is substantially higher with the proportionS of minority households of all house-
holds.
The other comparison that would provide some detail regarding race and singIe parent households with children is the percentage of such households as a percent of the households for each race.
PERCENTAGE OF HOUSEHOLDS WITH SINGLE PARENTS
White Black Indian Asian Other H!spanic - -
% of all households of 5.8 20.6 46.7 1.4 14.8 110s each race
Again, the proportions for minorities arc substantially higher than non-minority (white).
The second table also provides several profiles which should be identiffed. Although no direct income information about single-parent households with children is available, the poverty status of female-headed families is illustrative of the needs of this special group. Fernale-headed families with children form 8.8% of all families. Further, such families form 43.9% of all below-poverty families, but only 12.3% of ail above-poverty families.
Thus, one can assume that the proportion of single-parent households with children forms a significant portion of lower-income households "in need." Although no direct measure- ment of this need hsJ ken provided, the above information provides an indication of the magnitude of such needs. Single parent households require special consideratfon and assistance because of their greater need for day cnrc, health cnre, and other facilities.
SPECIAL m
The following information will present & additional categories of need under this sectfon of the narratives military and student.
MU- The military population's influence OR the demand for housing takes two forms (a) the existing service households trying to find housing; and (b) the former (either retirement or non-retirement separations) service households trying to find housing. According to the latest statistics from the Navy Houing Referral Office, 43,899 military families are eligible for housing. Of course, the major con cent ratio^ of military population center around Camp Pendleton (immediately north of Oceanside), Mframar Naval Air Station (north area of the City of SM Diego), and other Navy stations
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in the Central md South Bay areas of the Cities of San Diego, Coronado, National ( Chul. Wt8, ud Imperial Beach
The Department of Defense Housing Survey is compiled in order to determine mil family housing needs, especially in the context of new construction goals. The folio information is a summary of the findings for fIscal year 1990.
MILITARY HOUSING SURVEY
SAN DIEGO REGION
1.
2.
3.
4.
5.
' 8.
7.
8. 9.
Gross military strength Gross Eligibie Housing requirements Voluntarily separated Effective requirements (2-3) Program Iimit (90% of 4) Military Family Housing Non-military Family housing Projected net deficit (4-[6+7]) Projected Programable Deficit (S-[6+71)
108,651 42,352 3,619
38,733
34,860
6,878
25,314
6,541
2,668
The existing military family housing is scattered around the region but several munities have substantial portions of their total housing stock comprised of mi
family housing.
Student. Student housing is ais0 a cause for concern. Although each studen produce only an individual temporary housing need, the impact upon housing deman
of coupse, post-study residence, is critical, especially in the immediate university The University of California at San Diego, for example, provides about 3,600 accc dations on earnpus; more than 6,000 students require off-campus housing in are JoUa and North Shore) that are even more costly than most housing in other parts Diego. UCSD expects, an increased enrollement of 3,000 students over the nexl yea, but does not know whether additional on-camptw units will !?e made availabl Diego State Unvienity, the largest university in the region, has an enrollment of students, but provides housing for only 2,000 students on-campus. The University Diego has about 1,300 ontcrrnpw housing units for its student pogulatfon of jus1
4,000. The smaller universities and colleges in the area also generate similar 1 problems.
The same market forces that impact the lower income housing population will in student housing. The high cost of housing, condominium conversions, and student
tiom make it difffcdt for students to hd dfsrdable heusing. This infhlence is e: beyond graduation and hu a detrimental impact upon the region's economy. The graduates provide a specislized pi of skilled labor that is vitai to the region; hc the lack of affordable housing often leads to their departure from the rcgion.
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OCEANS~Q~
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PACIFIC OCSAN
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"0. '. -
1987 POPVIATION ey CENSUS TRACTS (#I AND ~~
tg86 QStlMATES OF WOUSEWOCO MEDIAN INCOME ($1'
- *HwMd konm im1ud.S all 1%- =reas within each houutwld
50% of tho hourahold8 e8rnrbOVe tho,mrdirn income md
* 50% e8rn below tho mrdirn income.
8' - '0 . ,- .I .. *. -sour'r: Syl pS-0 Association of Covrrnrnents - e '., * -a i ,; " ; 9 i:--
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I APPENDIX G
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DEFINITION OF TERMS
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DEFINITION OF TERMS
ADEQUATE HOUSING
Housing which is structurally sound, weather tight, with adequate cooking and plumbing
facilities, heat, light and ventilation; and provides enough rooms for its occupants within the
economic means of the household.
AFFORDABLE HOUSING
The federal standard for affordable housing is that no more than 30 percent of the household
income is paid for shelter.
CODE ENFORCEMENT
City actions implemented to carry out the provisions of the Uniform Housing Code, Uniform
Building Code, Zoning Code and other regulations to maintain City standards for proper use and
development.
COMPREHENSIVE HOMELESS ASSISTANCE PROGRAM
State required planning document which assesses and monitors housing and other social
services for the homeless.
CONDOMINIUM CONVERSIONS
A change from the rental or leasing of a residential dwelling to the ownership of the residential
unit, e.g. condominium, cooperative or similar form of ownership.
DEPARTMENT OF FINANCE
State department responsible for population estimates provided to cities each year. Estimates
are used for state tax and fee disbursements to the regional and municipal levels.
DEPARTMENT OF HOUSING AND COMMUNIM DEVELOPMENT (HCD)
State department responsible for preparation of the Statewide Housing Element and Housing
Element Guidelines, review of local housing elements, and technical assistance for local
jurisdictions.
DETERIORATED HOUSING
A residmtid unit having one or more major defects contributing to the poor condition of a
structure as reflected by lack of adequate repair and maintenance. (See Housing Conditions).
DllAPlDATED HOUSING
Units which are unsafe for occupancy due to structural or health hazards and cannot be
rehabilitated at a reasonable cost, thus needing to be replaced.
FAMILY
Two or more related people living together in a household (e.g. married couple or adopted
person living in a household).
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FEMALE HEAD OF HOUSEHOLD
Household headed by a female with children.
GENERAL PLAN
Document which addresses land use issues through data analysis, policy and implemen
programs which are all consistent with long-range plans the jurisdiction.
GROUP QUARTERS
A place where ten or more unrelated individuals share common dining room(s) and co
entrances: ten or more unrelated individuals not living in a household.
HOMELESS
Families or persons with no fixed or adequate and clean residence.
HOUSING ASSISTANCE PLAN (HAP)
A planning document required by the Federal Depanment of Housing and Urban Develo
to assess community housing needs and to link local housing activities c'losely in
community development and comprehensive planning process. Required of cities utilizini
grant funds for housing projects. This document will be replaced by the Compreh
Housing Affordability Strategy (CHAS) requirement in 1991.
HOUSEHOLDS IN NEED
Those lower income households paying over 30 percent of their income for housing.
HOUSING ELEMENT
Document which consists of identification and analysis of existing and projected housing
and a statement of goals and objectives and scheduled programs for preservation, improk
and development of housing.
HOUSING STOCK CONDITIONS
The structural condition of housing within a jurisdiction; condition can be categorized
a) sound (good) condition
b) suitable for rehabilitation (substandard, deteriorated condition)
C) not suitable for rehabilitation--those units which are not structurally sound and
the cost of rehabilitation will exceed 90 percent of the projected market valu
rehabilitation (dilapidated, deteriorated condition).
HOUSING UNIT
The place of permanent usual abode of a person or persons in a single family dwellir
single unit in a two family dwelling or, a single unit in a multi-family dwelling.
a) single family unit - unattached housing unit with open space on ail sides.
family units which are attached are categoriz
condominiums.
b) multi-family unit - housing unit attached to another along sides, floors
ceiling.
HOUSEHOLD
All persons occupying a residential unit.
INCOME RANGES
Those categories established for the purpose of defining households of low, moderate and
upper income.
a) Above Moderate Income - above 120 percent of the County median income
b) Moderate Income - between 81 percent to 120 percent of the County
median income
C) Lower Income - less than or equal to 80 percent of the County median
income
dl Very Low Income - less than or equal to 50 percent of the County median
income
LARGE FAMILY
A family of five or more.
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MANUFACTURED HOUSING
Housing that is predominately constructed off-site and assembled at the housing site.
OVERCROWDING
Households which have 1.01 + person per room.
REHABILITATION
Actions to restore a structure to sound conditions. (See Housing Stock Conditions).
REGIONAL HOUSING NEEDS STATEMENT (RHNS)
Regional Housing Needs Statement developed by San Diego Association of Governmc
(SANDAG) which provides information on current and projected housing needs (1 991 -1 9
for each community in the region. Information includes, but is not limited to, needs by incc
category, tenure projections and farmworker needs.
SECTION 8
An existing housing program for low and moderate income families and elderly. The pror
operates by providing "housing assistance payments" to owners, developers and public hoL
agencies to make up the difference between the "Fair Market Rent" of a unit, and the ten:
contribution toward the rent (not more than 30 percent of the tenant's income). This exi$
program gives a subsidy to the owner of an existing housing unit wherever an eligible fi rents that unit,
SAN DlEGO ASSOCIATION OF GOVERNMENTS (SANDAG)
The Council of Governments established by local governments in San Diego County to facil
regional planning for the area.
SPECIAL NEEDS
Assessment of the special needs of such groups as large families, farmworkers, elc
handicapped and families with female heads of households.
SUBSTANDARD HOUSING
Refers to all deteriorated and dilapidated housing.
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APPENDIX H
COASTAL ZONE EXEMPTION
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Excerpt from California Public Resources Code
1JtPLE\lEST.\TIOS Ch. b
§ 303 19.3
S 303 19.1. Cit!. ot Carlsbad: housing for persons and families of {ow or
moderate income: issuance of coastal de\.eloprnent permits .v Y':,> -i.-::on -5,ali appi~ IInii 10 those par,ce!s a~d are25 $.\::?i?. ;hc c' :I.
,i Cdr;b:d :or ,,L~IL~, J [oc~i <oa>:ai program has heen ?repa.rctj a.ir,d :c:-:.::i:
?\ !KC Lol:~l~,:~jion ?ti:juant to saCdi\ljlon it) ,)t Sec!:on jO1-O or Se:::,~!~.
;0171.
,I
15) \?\, ?roLisions or Jn!. >uch !occti coas~al program l.\lrh re>prc: :,,I
:'orsc or ciiec: ~t~er Januq 1. 1332. After !ha[ date. housing requlrcmni.n:s
ig~r :how ?arcs13 2nd areas ,hail be determined pursuant to Section 65530 or
[he Go\c.rnnent Code.
is! Lntl! such time as. (1) [he City of Carlsbad adopts or enacts the
irnpiementlng actions contained In any such loca! coastal program. or (!: 1
other statutor?. prot lslons pro( tde Jiternately for the adoption. certif:catlor2.
2nd implementation of a locai coastal program for those parcels and areas.
coastal det.elopment permits for those parcels and areas shall be Issued b!, the
;ommlssion as prot.ided In thls subdivlslon. Notlc-ithstandlng an! other
provision of this dit.ls1on. tlle commlssion shall Issue a coastal det.elopment
permlt if it finds that a proposed development is in conformity [Lith the
sertlfied local coastal program. exciuskve of any provisions tc-ith respect to
housing tor persons and families of low or moderate income \vhlch hat.e been
rendered in0peratil.e pursuant to subdivision (b).
i.4ddtd by Stats.1982. c. 43. p. 120. 5 14.5, cff. Feb. 17. 1981.)
?.OU,IP,~ !or pr;o~!s snd Fm~lvr ot [o~i. or modt3rw Income hi1 !.~1.2 ;.(I
Library References
Health ;rnd Enslronrnent -15.34). 31.
CJ.5 Health and Enrtronmenc $4 ?!I to 36. 52, 91 tt srq.. L30. 132.
-
REFERRED TO CITY MANAGER FOR RESPONSE
William C. Mann
1701 Ocean Street Carlsbad, California92008
November 27, 1991
TO WHOM IT MAY CONCERN:
WE THE UNDERSIGNED ARE OPPOSED TO THE BUILDING OF THE SRO’S PROPOSED ON CARLSBAD BLVD. HIGH DENSITY IS NOT APPROPRIATE IN THE
BEACH AREA. THE BEACH AREA IS THE MOST EXPENSIVE REAL ESTATE IN CARLSBAD. MILLIONS OF OUR TAX DOLLARS HAVE ALREADY BEEN SPENT IN THE REDEVELOPMENT OF THE VILLAGE, MAKING THE AREA ONE OF THE MOST
ATTRACTIVE IN NORTH COUNTY. THE ATMOSPHERE SHO.ULD NOT BE DESTROYED BY THE ADDITION OF SRO’S. THE CHARACTER OF OUR VILLAGE SHOULD BE MAINTAINED FOR THE ENJOYMENT OF FUTURE GENERATIONS.
WE UNDERSTAND THE NEED FOR AFFORDABLE HOUSING, BUT FEEL THAT THE NORTHWEST QUADRANT HAS MORE THAN ITS SHARE, IT IS FULLY SATURATED NOW. WE FEEL THAT THE REST OF THE QUADRANTS SHOULD ABSORB THEIR
SHARE. THE AFFORDABLE HOUSING REQUIRED BY THE STATE IS NOT EXCLUSIVELY FOR SINGLE PERSONS, BUT INCLUDES FAMILIES AND SINGLE PARENTS.
SURVEY - NORTHWEST QUADRANT AREA
1. HOW LONG HAVE YOU LIVED IN CARLSBAD? 10 YEARS
2. HOW LONG HAVE YOU BEEN A PROPERTY OWNER IN THE AREA? 13 YEARS
3. HOW XNZ HAVE YOU BEEIU’ IN ZUSINESS IN THE AREA? 10 YEARS
4. ARE YOU IN FAVOR OF MULTIPLE HIGH DENSITY UNITS IN
THE VILLAGE AREA? NO
- 5. WOULD YOU LIKE TO SEE A FIRST CLASS HOTEL IN THE
VILLAGE AREA? YES
NAME :
ADDRESS: 2701 QCeU J.Y.
TELEPHONE: 720 - /do
*SRO--SINGLE RESIDENT OCCUPANCY
TO WHOM IT MAY CONCERN:
REFERRED TO CITY MANAGER GCTOBEF! 1991 /F;F?;y;,
Date:
WE THE UNDERSIGNED ARE OPPOSED To THE BTJTLDING OF THE SRO’S PROWSED .ON
CARLSBAD BLVD. HIGH DENSITY IS NOT APPROPRIATE IN THE BEACH AREA.
BEACH AREA IS THE MOST EXPENSIVE REAL ESTATE IN 0.
TAX DOLLARS HAVE ALREADY BEEN SPENT IN THE REDEVELOPMENT OF THE VILLAGE,
MAKING THE AREA ONE OF THE MOST ATTRACTIVE IN NORTH COUNTY.
SHOULD NOT BE DESTROYED BY THE ADDITION OF SRO’S.
VILLAGE SHOULD BE MAINTAINED FOR THE ENJOYMENT OF FUTURE GENERATIONS.
T”Ds OF OUR
THE ATMOSPHERE
THE CHARACTER OF OUR
WE UNDERSTAND THE NEED FOR AFFORDABLE HOUSIFG,
QUADRANT HAS bDRE THAN ITS SHARE, IT IS FULLY SATURATED NOW. WE FEEL THAT
IWT FEEL THAT THE NORTHWEST
THE REST OF THE QUADRANTS SHOULD ABSORB THEIR SHARE.
REQUIRED BY THE STATE IS NOT EXCLUSIVELY FOR SINGLE PERSONS, BUT INCLUDES FAMILIES AND SINCZE PARENTS.
THE AFFORDABLE HOUSING
1. HOW LONG HAVE YOU LIVED IN CARISBAD?
2. HOW LONG HAVE YOU BEEN A PROPERTY OWNER IN THE AREA?
3. HOW LONG HAVE YOU BEEN IN BUSINESS IN THE AREA?
4. ARE YOU IN FAVOR OF MULTIPLE HIGH DENSITY UNITS IN THE
VILLAGE AREA?
5. WOULD YOU LIKE TO SEE A FIRST CLASS HOTEL IN THE
VILLAGE AREA?
*S RO--SINGLE RES1 DENT OCCUPANCY
h. ..
To IT IAY CONCERl
WE THE UNDERSIGNED ARE OPPOSED TO THE BUILDING OF THE SRO'S PROPOSED .ON
CARLSBAD BLVD. HIGH DENSITY IS NOT APPROPRIATE IN THE BEACH AREA. THE
BEACH AREA IS THE MOST EXPENSIVE REAL ESTATE IN CARLSBAD.
TAX DOLLARS HAVE ALREAIY BEEN SPENT IN THE REDEVELOPMENT OF THE VILLAGE,
MAKING THE AREA ONE OF THE MOST ATTRACTIVE IN NORTH couEPry.
SHOULD NOT BE DESTROYED BY THE ADDITION OF SRO'S.
VILLAGE SHOULD BE MAINTAINED FOR THE ENJOYMENT OF FUTURE GENERATIONS.
THOUSANDS OF OUR
THE ATMOSPHERE THE CHARACTER OF OUR
1
WE UNDERSTAND THE NEED FOR AFFORDABLE HOUSING, BUT FEEL THAT THE NORTHWEST
QUADRANT HAS MORE THAN ITS SHARE, IT IS FULLY SATURATED NOW. WE FEEL THAT
THE REST OF THE QUADRANTS SHOULD ABSORB THEIR SHARE.
REQUIRED BY THE STATE IS NOT EXCLUSIVELY FOR SINGLZ PERSONS, BUT INCLUDES
FAMILIES AND SINGLE PARENTS.
THE AFFORDABLE HOUSING
SURVEY - NORTHWESTQUADRANTAREA I I
1. HOW LONG HAVE YOU LIVED IN CARLSBAD?
2.
3.
4.
I HOW LONG HAVE YOU BEEN A PROPERTY OWNER IN THE AREA? Jcr
HOW LONG HAk YOU BEEN IN BUSINESS IN THE AREA? 5iLGzGL
I - 1 k YOU IN FAVOR OF WTIF'LE HIGH DENSITY UNITS IN Tl&
VILLAGE AREA?
5. WOULD YOU LIKE TO SEE A FIRST CLASS "EL IN THE
VILLAGE AREA? U
NAME:
ADDRESS : Ah.
TELEPHONE : 719- 34q.r 6
"SRO--SINGLE RESIDENT OCCUPANCY